Bandar Utama
Kuala Muda, Kedah · Terraced house · Freehold
Homes in Bandar Utama have sold for a median of
RM255,000
RM256 psf on the recorded floor area
Half of the 144 recorded sales fell between RM218,750 and RM312,500. One in ten went under RM185,000, one in ten over RM388,500. Sales run from 28 April 2021 to 27 February 2026.
Down 7% from a RM290,000 median in 2021 to RM270,000 in 2025.
These are transacted prices from the land-office record, not asking prices from ads. An ad’s number is a wish; this is the record. What terraced house sell for across Kedah, beside what ads ask.
How to read this page
The median is the middle sale when every recorded sale here is lined up cheapest to dearest — half sold for less, half for more. The band (p25–p75) is the middle half of those sales. Neither figure is an asking price from an ad, and neither is a valuation of a specific unit. Asking vs transacted.
What kind of home, and what title
The land office groups these sales as terraced house under a Freehold title. Landed homes here are usually compared by whole-house price rather than psf alone; title type still matters when you sell or borrow — strata vs individual title.
Year by year
| Year | Median sold | Per sq ft | Sales |
|---|---|---|---|
| 2021 | RM290,000 | RM231 psf | 19 |
| 2022 | RM238,000 | RM236 psf | 53 |
| 2023 | RM245,000 | RM268 psf | 30 |
| 2024 | RM262,500 | RM266 psf | 34 |
| 2025 | RM270,000 | RM280 psf | 7 |
| 2026 | RM290,000 | RM310 psf | 1 |
A year with only a handful of sales is a handful of sales, not a trend — the movement above is drawn only between years with five or more.
Nearby, and where this one sits
Other terraced house schemes in Kuala Muda with enough recorded sales, cheapest first. By median sold price, Bandar Utama sits 81 of 114 in that set.
74 cheaper schemes above
27 dearer schemes below
Against Kedah
Across Kedah, the median recorded sale for terraced house is RM260,000 (RM309 psf), from 5,185 sales. Bandar Utama’s own median is RM255,000 — lower than that state median. Full Kedah table.
Cash and monthly on the RM255,000 median
Same worksheet as /cost/, using this scheme’s recorded median, 90% LTV, and the illustrative rate. Not a bank quote.
Cash at offer
- Down payment (10%): RM25,500
- Transfer duty (MOT): RM4,100
- Loan duty (0.5%): RM1,148
- Total cash: RM30,748
- Qualifying first home: RM25,500 (duties exempt)
Monthly carry
- Instalment (35y @ 4.00%): RM1,016
- Total monthly: RM1,016
4.00% p.a. illustrative (rough SBR + bank margin); not a bank quote
Questions this record answers
- What have homes in Bandar Utama sold for?
- A median of RM255,000 (RM256 psf), from 144 land-office transactions between 28 April 2021 and 27 February 2026.
- What is a typical band here?
- Half of recorded sales fell between RM218,750 and RM312,500. One in ten went under RM185,000; one in ten over RM388,500.
- Has the median moved?
- From RM290,000 in 2021 to RM270,000 in 2025 (-7%), using only years with five or more sales.
Read next
From NAPIC’s open transaction data (Jabatan Penilaian dan Perkhidmatan Harta), extract published 19 May 2026. A scheme appears only with at least 20recorded sales. Scheme names are the land office’s own. How we work this out.