Kuala Selangor, Selangor · Freehold · 2 transactions
Estimated Market Value
Units (614–689 sqft) estimated at RM89K – RM100K based on median PSF of RM145/sqft (2 verified transactions)
-27.0%
since 2022
Median Price
RM100K
RM65K – RM100K
Median PSF
RM145
RM106 – RM145
Transactions
2
2022-10 to 2025-08
Size Range
614 – 689
sq.ft (built-up)
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Aug 2025 | Low-Cost House | Freehold | 614 | RM106 | RM65K |
| Oct 2022 | 1 - 1 1/2 Storey Terraced | Freehold | 689 | RM145 | RM100K |
TMN ULU TIRAM JAYA (P/L 19931) · 2 transactions
vs RM200–500 valuer fee
RM69.90
one-time · no subscription
Investment ROI since first transaction
Capital gain 2022–2025 + est. rental yield
Market verdict
Trend direction, liquidity rating, PSF vs Kuala Selangor average
All 2 transaction records
Complete data, filterable & sortable
3 interactive charts
Scatter plot, price & PSF vs Kuala Selangor & Selangor
Unit mix breakdown
Median price & PSF by size category
Rental yield analysis
Est. monthly rent by furnishing type
Data-driven insights for TMN ULU TIRAM JAYA (P/L 19931)
Earliest PSF (2022)
RM145
Current PSF (2025)
RM106
Capital Gain
-27.0%
Total Return (est.)
-4.2% p.a.
| Capital appreciation (3 years) | -27.0% |
| Annualised capital return | -9.0% p.a. |
| Est. gross rental yield | 4.8% p.a. |
| Est. total return (capital + rental) | -4.2% p.a. |
| vs Fixed Deposit (3.5% p.a. x 3yr) | -23.1% |
*Based on earliest recorded transaction (2022). Actual launch price may differ. Rental yield computed from 0 active rental listings.
Median Rent
RM400/mo
Rent Range
RM300-500
25th – 75th pct
Rent PSF
RM0.51
Est. Yield
4.8% p.a.
| Furnishing | Est. Rent |
|---|---|
| Bare/Unfurnished | RM300/mo |
| Semi Furnished | RM400/mo |
| Fully Furnished | RM500/mo |
*Estimated rental figures based on Selangor district average gross yield (4.8%). Actual rents may vary.
PSF Trend: Declining
PSF moved from RM145 (2022) to RM106 (2025)
Liquidity: Low
2 transactions over 3 years (~1/year)
61% below Kuala Selangor average
This project: RM145 PSF vs Kuala Selangor median: RM372 PSF
Est. Total Return: -4.2% p.a. (below FD)
Capital loss (-9.0% p.a.) + rental yield (~4.8% p.a.)
TMN ULU TIRAM JAYA (P/L 19931) delivers a modest estimated total return of -4.2% p.a. — comprising -9.0% capital depreciation and ~4.8% rental yield over 3 years. This underperforms fixed deposits (3.5% p.a.), suggesting limited investment appeal at current prices. PSF trades 61% below the Kuala Selangor average — potentially undervalued. Best suited for rental investors, long-term holders.
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