TMN TIRAM
Kulim, Kedah · Freehold · 37 transactions
Median Price
RM260K
RM240K – RM300K
Median PSF
RM320
RM280 – RM365
Transactions
37
2021-11 to 2025-10
Size Range
700 – 1184
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN TIRAM
Investment Return
Earliest PSF (2021)
RM304
Current PSF (2025)
RM365
Capital Gain
+20.1%
Total Return (est.)
9.3% p.a.
| Capital appreciation (4 years) | +20.1% |
| Annualised capital return | +5.0% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 9.3% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +23.3% |
*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 |
|---|---|---|---|
| 700 sqft | 7 | RM250K | RM357 |
| 750 sqft | 11 | RM230K | RM301 |
| 850 sqft | 2 | RM345K | RM411 |
| 900 sqft | 5 | RM255K | RM282 |
| 950 sqft | 5 | RM255K | RM266 |
| 1,000 sqft | 3 | RM320K | RM320 |
Market Verdict
PSF Trend: Appreciating
PSF moved from RM304 (2021) to RM365 (2025)
Liquidity: Moderate
37 transactions over 4 years (~9/year)
12% below Kulim average
This project: RM320 PSF vs Kulim median: RM365 PSF
Est. Total Return: 9.3% p.a. (beats FD)
Capital gain (5.0% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN TIRAM delivers a strong estimated total return of 9.3% p.a. — comprising +5.0% capital appreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 12% below the Kulim average — potentially undervalued. Best suited for capital gain seekers, long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 37| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Oct 2025 | Low-Cost House | Freehold | 904 | RM365 | RM330K |
| Oct 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 764 | RM366 | RM280K |
| Aug 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 764 | RM393 | RM300K |
| Aug 2024 | 1 - 1 1/2 Storey Terraced | Freehold | 764 | RM366 | RM280K |
| Jul 2024 | Low-Cost House | Freehold | 700 | RM329 | RM230K |
32 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 37 records
3 interactive charts
Scatter, price & PSF vs Kulim & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
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