Kampung Bukit Merbau
Pasir Puteh, Kelantan · Detached / bungalow · Freehold
Homes in Kampung Bukit Merbau have sold for a median of
RM345,000
RM302 psf on the recorded floor area
Half of the 30 recorded sales fell between RM292,500 and RM382,750. One in ten went under RM248,100, one in ten over RM400,000. Sales run from 20 October 2021 to 24 November 2025.
Down 4% from a RM365,000 median in 2023 to RM350,000 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 detached / bungalow sell for across Kelantan, 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 detached / bungalow 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 | RM320,000 | RM263 psf | 2 |
| 2022 | RM330,500 | RM298 psf | 4 |
| 2023 | RM365,000 | RM316 psf | 6 |
| 2024 | RM280,000 | RM299 psf | 11 |
| 2025 | RM350,000 | RM316 psf | 7 |
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 detached / bungalow schemes in Pasir Puteh with enough recorded sales, cheapest first. By median sold price, Kampung Bukit Merbau sits 1 of 2 in that set.
Against Kelantan
Across Kelantan, the median recorded sale for detached / bungalow is RM392,000 (RM307 psf), from 1,289 sales. Kampung Bukit Merbau’s own median is RM345,000 — lower than that state median. Full Kelantan table.
Cash and monthly on the RM345,000 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%): RM34,500
- Transfer duty (MOT): RM5,900
- Loan duty (0.5%): RM1,553
- Total cash: RM41,953
- Qualifying first home: RM34,500 (duties exempt)
Monthly carry
- Instalment (35y @ 4.00%): RM1,375
- Total monthly: RM1,375
4.00% p.a. illustrative (rough SBR + bank margin); not a bank quote
Questions this record answers
- What have homes in Kampung Bukit Merbau sold for?
- A median of RM345,000 (RM302 psf), from 30 land-office transactions between 20 October 2021 and 24 November 2025.
- What is a typical band here?
- Half of recorded sales fell between RM292,500 and RM382,750. One in ten went under RM248,100; one in ten over RM400,000.
- Has the median moved?
- From RM365,000 in 2023 to RM350,000 in 2025 (-4%), 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.