TMN UNIVERSITI BESTARI
Kuala Muda, Kedah · Leasehold · 22 transactions
Median Price
RM250K
RM250K – RM279K
Median PSF
RM255
RM255 – RM285
Transactions
22
2021-01 to 2025-11
Size Range
980 – 1109
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for TMN UNIVERSITI BESTARI
Investment Return
Earliest PSF (2021)
RM276
Current PSF (2025)
RM250
Capital Gain
-9.3%
Total Return (est.)
2.0% p.a.
| Capital appreciation (4 years) | -9.3% |
| Annualised capital return | -2.3% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 2.0% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -6.1% |
*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 |
|---|---|---|---|
| 1,000 sqft | 19 | RM250K | RM255 |
| 1,100 sqft | 3 | RM340K | RM307 |
Market Verdict
PSF Trend: Stable
PSF moved from RM276 (2021) to RM250 (2025)
Liquidity: Moderate
22 transactions over 4 years (~6/year)
20% below Kuala Muda average
This project: RM255 PSF vs Kuala Muda median: RM319 PSF
Est. Total Return: 2.0% p.a. (below FD)
Capital loss (-2.3% p.a.) + rental yield (~4.3% p.a.)
Verdict
TMN UNIVERSITI BESTARI delivers a modest estimated total return of 2.0% p.a. — comprising -2.3% 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 20% below the Kuala Muda average — potentially undervalued.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 22| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Nov 2025 | 1 - 1 1/2 Storey Terraced | Leasehold | 980 | RM250 | RM245K |
| Jun 2024 | 1 - 1 1/2 Storey Terraced | Leasehold | 980 | RM235 | RM230K |
| Apr 2024 | 1 - 1 1/2 Storey Semi-Detached | Leasehold | 1,109 | RM317 | RM352K |
| Apr 2024 | 1 - 1 1/2 Storey Terraced | Leasehold | 980 | RM255 | RM250K |
| Mar 2024 | 1 - 1 1/2 Storey Semi-Detached | Leasehold | 1,109 | RM307 | RM340K |
17 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 22 records
3 interactive charts
Scatter, price & PSF vs Kuala Muda & Kedah
Percentile breakdown
25th, 50th, 75th price & PSF
Instant access. No subscription.