Batang Padang, Perak · Freehold · 10 transactions
Median Price
RM299K
RM270K – RM350K
Median PSF
RM285
RM250 – RM299
Transactions
10
2021-11 to 2025-10
Size Range
904 – 2196
sq.ft (built-up)
TMN TAPAH 2
10 transactions · Full ROI analysis
Data-driven insights for TMN TAPAH 2
Earliest PSF (2021)
RM331
Current PSF (2025)
RM271
Capital Gain
-18.1%
Total Return (est.)
-0.1% p.a.
| Capital appreciation (4 years) | -18.1% |
| Annualised capital return | -4.5% p.a. |
| Est. gross rental yield | 4.4% p.a. |
| Est. total return (capital + rental) | -0.1% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -14.5% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield computed from 0 active PropertyGuru listings.
Median Rent
RM1,100/mo
Rent Range
RM900-1300
25th – 75th pct
Rent PSF
RM1.02
Est. Yield
4.4% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM900/mo |
| Semi Furnished | RM1,100/mo |
| Fully Furnished | RM1,400/mo |
*Estimated rental figures based on Perak district average gross yield (4.4%). Actual rents may vary.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 900 sqft | 3 | RM270K | RM299 |
| 1,050 sqft | 2 | RM300K | RM290 |
PSF Trend: Declining
PSF moved from RM331 (2021) to RM271 (2025)
Liquidity: Low
10 transactions over 4 years (~3/year)
4% above Batang Padang average
This project: RM285 PSF vs Batang Padang median: RM275 PSF
Est. Total Return: -0.1% p.a. (below FD)
Capital loss (-4.5% p.a.) + rental yield (~4.4% p.a.)
TMN TAPAH 2 delivers a modest estimated total return of -0.1% p.a. — comprising -4.5% capital depreciation and ~4.4% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF is in line with the Batang Padang average, suggesting fair market pricing. Best suited for long-term holders.
Full investment analysis locked
ROI since first transaction, unit mix breakdown, rental yield, area comparison & market verdict
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| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 915 | RM240 | RM220K |
| Jun 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 1,033 | RM271 | RM280K |
| Jul 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,722 | RM203 | RM350K |
| May 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 1,033 | RM290 | RM300K |
| Apr 2024 | 1 - 1 1/2 Storey Semi-Detached | Freehold | 2,196 | RM250 | RM550K |
5 more transactions hidden
TMN TAPAH 2 · 10 NAPIC transactions
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2021–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Batang Padang average
All 10 transaction records
Complete NAPIC data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Batang Padang & Perak
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Compare with another scheme
Side-by-side PSF, ROI and price trends
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