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New Property in Ayer Keroh 2026

All new property launches in Ayer Keroh, Melaka — Bukit Katil, Batu Berendam, Cheng, Paya Rumput and surrounding areas. Melaka's modern residential hub with UTeM, MNC employers and highway interchange access.

8 active projects7 new launchesFrom RM280k
Ayer Keroh TownMelaka's modern commercial spine — Aeon Ayer Keroh, Mydin, private hospitals, petrol stations and shophouses serving the broader townshipBukit KatilEstablished residential enclave south of Ayer Keroh — mix of government quarters and private landed, quiet with good school accessBatu BerendamMelaka International Airport and MNC industrial zone — electronics and manufacturing employers driving professional rental demandChengIndustrial and residential township — affordable landed new launches, close to Cheng industrial estate and Melaka city fringePaya RumputNewer township corridor south of Ayer Keroh — modern terrace and semi-D developments, growing population with highway linkageJasin borderSouthern fringe bordering Jasin district — entry-level landed housing, quieter setting, attractive to buyers seeking larger plots at lower prices

New Launches in Ayer Keroh

2-Storey Semi-D @ Taman Desa Bertam 2
New Launch

2-Storey Semi-D @ Taman Desa Bertam 2

Bertam, Melaka

3,279 sq ft
From RM549k
Semi-D
Double Storey Terrace @ Taman Bertam Putra near Tanjung Minyak & Melaka Tengah
New Launch

Double Storey Terrace @ Taman Bertam Putra near Tanjung Minyak & Melaka Tengah

Melaka Tengah, Melaka

2,433 sq ft
From RM478k
Landed HouseFreehold
Phase 7 Valderrama Series, Double Storey Semi-D @ Country Villas Resort, Bemban, Melaka
New Launch

Country Heights Holdings Berhad

Phase 7 Valderrama Series, Double Storey Semi-D @ Country Villas Resort, Bemban, Melaka

Melaka Tengah, Melaka

3,595 sq ft
From RM1.1mil
Semi-D
2-Storey Commercial Shop Office @ Country Villas Resort, Melaka
New Launch

Country Heights Holdings Berhad

2-Storey Commercial Shop Office @ Country Villas Resort, Melaka

Melaka Tengah, Melaka

3,036 sq ft
From RM598k
Landed HouseFreehold
Bungalow Land @ Taman Seri Bertam, Melaka Tengah
New Launch

Bungalow Land @ Taman Seri Bertam, Melaka Tengah

Melaka Tengah, Melaka

4,745 sq ft
From RM214k
Bungalow
1 & 2 Storey Terrace @ Taman Seri Bertam, Melaka Tengah
New Launch

1 & 2 Storey Terrace @ Taman Seri Bertam, Melaka Tengah

Melaka Tengah, Melaka

1,200 sq ft
From RM300k
Landed House
Double Storey Cluster @ Taman Nuri Heights, Durian Tunggal, Melaka
New Launch

Double Storey Cluster @ Taman Nuri Heights, Durian Tunggal, Melaka

Durian Tunggal, Melaka

2,140 sq ft
From RM469k
Landed HouseFreehold

Why Buy Property in Ayer Keroh?

Melaka's Modern Residential Hub

While the old town attracts tourists, Ayer Keroh is where Melakans actually live. Major malls (Aeon Ayer Keroh, Mydin), private hospitals, UTeM campus and growing townships have made it the city's de facto modern centre — offering a complete urban lifestyle at prices well below Melaka's heritage zone.

Highway Interchange Convenience

Ayer Keroh sits at the junction of the North-South Highway and ELITE Highway — the most accessible part of Melaka for KL and JB commuters. Approximately 2 hours from KL and 2.5 hours from JB, it is the natural choice for buyers working in both cities or relocating from the Klang Valley.

Education Corridor Growth

UTeM (Universiti Teknikal Malaysia Melaka) and Multimedia University (MMU) cluster around Ayer Keroh, together enrolling over 25,000 students. This permanent academic population creates consistent rental demand across condominiums and terrace houses near both campuses, supporting buy-to-let yields of 5–6%.

Ayer Keroh Property Price Guide 2026

Property TypePrice Range
Condo / Serviced ApartmentRM280k – RM460k
Terrace 2-StoreyRM300k – RM480k
Semi-DetachedRM450k – RM620k

Price ranges are indicative. Verify current developer pricing on individual project pages.

Recently Completed in Ayer Keroh

Taman Bertam Heights @ Melaka Tengah near Tanjung Minyak
Completed

Taman Bertam Heights @ Melaka Tengah near Tanjung Minyak

Bertam, Melaka

2,936 sq ft
From RM650k
Townhouse

Browse Melaka Property

Below RM300k MelakaBelow RM500k MelakaAll Melaka ProjectsMelaka City Hub

Frequently Asked Questions

What is the average price of new property in Ayer Keroh in 2026?▼
New property in Ayer Keroh is priced more affordably than Melaka's heritage city centre while offering better highway connectivity and modern amenities. In 2026, new condominiums in Ayer Keroh range from RM280,000 to RM460,000. New 2-storey terrace houses are priced from RM300,000 to RM480,000, while semi-detached homes range from RM450,000 to RM620,000. Prices reflect Ayer Keroh's position as Melaka's modern residential hub — younger townships like Paya Rumput offer lower entry points compared to more established Bukit Katil or Batu Berendam addresses.
What is UTeM and how does it affect the Ayer Keroh property market?▼
UTeM (Universiti Teknikal Malaysia Melaka) is one of Malaysia's larger public technical universities, with over 15,000 enrolled students and a significant academic and support staff population. Located in the Ayer Keroh corridor, UTeM generates consistent year-round demand for student accommodation — particularly terrace houses shared between students and studio or smaller condo units. This stable tenant base makes buy-to-let investments near UTeM resilient to economic cycles, and rental yields of 5–6% are achievable for well-located landed properties near the campus.
Is Ayer Keroh or Melaka old town better for Airbnb investment?▼
Melaka's old town (Jonker Street, UNESCO heritage zone) wins for short-stay tourist Airbnb — higher nightly rates, strong weekend demand from Singapore and KL visitors. However, Ayer Keroh wins decisively for long-term rental investment. Old town faces stricter local council regulations on short-term rentals, high competition, and income volatility tied to tourist seasons. Ayer Keroh offers steadier year-round tenants from UTeM students, Multimedia University (MMU) students, Batu Berendam MNC employees and government staff. For investors prioritising consistent monthly cashflow over peak-season premiums, Ayer Keroh is the more reliable choice.
What MNCs and employers are based near Ayer Keroh?▼
The Batu Berendam industrial and free trade zone — located within the broader Ayer Keroh corridor and adjacent to Melaka International Airport — hosts several multinational companies in electronics assembly, semiconductor packaging and light manufacturing. This cluster of MNC employers creates a professional tenant base distinct from the student population, supporting demand for better-finished condominiums and semi-detached homes at mid-range price points. Combined with UTeM and Multimedia University (MMU) in the same corridor, Ayer Keroh has one of Melaka's most diverse and stable employment bases outside the city centre.

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