TMN SEMPENA Property Investment Analysis

TMN SEMPENA in Kulai, Johor recorded 11 subsale transactions between 2021 and 2025, with a median price of RM 315K and a median price per square foot (PSF) of RM 177.

This area consists exclusively of residential properties, with no commercial listings recorded.

Price remained flat, and PSF growth was PSF remained flat. The median price is RM 315K, with most transactions falling within a stable range of RM 200K to RM 430K, and a typical market range of RM 228K to RM 403K.

Most transactions involved low-cost house, with moderate diversity in property types available.

Price per square foot shows a median of RM 177, though individual units vary from RM 140 to RM 214 in the core range. The broader market spans RM 142.25 to RM 211.75, indicating diverse property characteristics. The spread of RM 69.50 (IQR) and deviation of RM 37 (MAD) suggest moderate price variations reflecting different property features.

While the area has shown positive growth trends, price variations suggest a more dynamic market. This presents opportunities for investors comfortable with moderate volatility. Some price volatility exists, making thorough market research essential before transacting. Limited transaction history suggests carefully evaluating comparable sales data.