KEPAYANG HEIGHTS
Seremban, Negeri Sembilan · Freehold · 21 transactions
Median Price
RM1.08M
RM690K – RM1.32M
Median PSF
RM364
RM288 – RM463
Transactions
21
2021-09 to 2025-08
Size Range
2379 – 3068
sq.ft (built-up)
Recorded Transactions
Median Price
Median PSF
Market Analysis
Data-driven insights for KEPAYANG HEIGHTS
Investment Return
Earliest PSF (2021)
RM328
Current PSF (2025)
RM307
Capital Gain
-6.4%
Total Return (est.)
2.7% p.a.
| Capital appreciation (4 years) | -6.4% |
| Annualised capital return | -1.6% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 2.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | -3.2% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Negeri Sembilan district averages.
Unit Mix Breakdown
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 2,400 sqft | 9 | RM686K | RM288 |
| 2,850 sqft | 7 | RM1.28M | RM449 |
| 2,950 sqft | 2 | RM1.08M | RM364 |
| 3,050 sqft | 3 | RM1.47M | RM480 |
Market Verdict
PSF Trend: Stable
PSF moved from RM328 (2021) to RM307 (2025)
Liquidity: Moderate
21 transactions over 4 years (~5/year)
10% above Seremban average
This project: RM364 PSF vs Seremban median: RM330 PSF
Est. Total Return: 2.7% p.a. (below FD)
Capital loss (-1.6% p.a.) + rental yield (~4.3% p.a.)
Verdict
KEPAYANG HEIGHTS delivers a modest estimated total return of 2.7% p.a. — comprising -1.6% 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 is 10% above the Seremban average, reflecting its positioning as a premium development in the area. Best suited for long-term holders.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
Transaction History
Showing 5 of 21| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Aug 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 2,379 | RM307 | RM730K |
| Jun 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 2,971 | RM283 | RM840K |
| Mar 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 3,068 | RM564 | RM1.73M |
| Feb 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 3,068 | RM480 | RM1.47M |
| Jan 2024 | 2 - 2 1/2 Storey Semi-Detached | Freehold | 3,068 | RM480 | RM1.47M |
16 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 21 records
3 interactive charts
Scatter, price & PSF vs Seremban & Negeri Sembilan
Percentile breakdown
25th, 50th, 75th price & PSF
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