TMN TIONG
Kuala Muda, Kedah · Freehold · 14 transactions
Median Price
RM350K
RM290K – RM490K
Median PSF
RM221
RM154 – RM272
Transactions
14
2021-10 to 2025-10
Size Range
1324 – 3337
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN TIONG
Investment Return
Earliest PSF (2021)
RM154
Current PSF (2025)
RM124
Capital Gain
-19.4%
Total Return (est.)
-0.6% p.a.
| Capital appreciation (4 years) | -19.4% |
| Annualised capital return | -4.9% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | -0.6% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -16.2% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Kedah district averages.
Unit Mix Breakdown
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,550 sqft | 3 | RM295K | RM193 |
| 1,750 sqft | 2 | RM300K | RM173 |
| 1,900 sqft | 3 | RM480K | RM255 |
Market Verdict
PSF Trend: Declining
PSF moved from RM154 (2021) to RM124 (2025)
Liquidity: Low
14 transactions over 4 years (~4/year)
31% below Kuala Muda average
This project: RM221 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: -0.6% p.a. (below FD)
Capital loss (-4.9% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN TIONG delivers a modest estimated total return of -0.6% p.a. — comprising -4.9% capital depreciation and ~4.3% rental yield over 4 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 31% below the Kuala Muda average — potentially undervalued. Best suited for long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 14| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,733 | RM124 | RM215K |
| Aug 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,528 | RM173 | RM265K |
| Aug 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,528 | RM221 | RM338K |
| Jun 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,497 | RM224 | RM560K |
| Feb 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 1,884 | RM388 | RM730K |
9 more transactions hidden
Full Report Includes
Complete NAPIC transaction data with trend analysis — RM69.90 per report
Investment ROI
Capital gain + rental yield since launch
Market verdict
Trend, liquidity, and area comparison
Unit mix breakdown
Price & PSF by unit size
All transactions
Full table of 14 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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