Seremban, Negeri Sembilan · Freehold · 40 transactions
Median Price
RM650K
RM500K – RM800K
Median PSF
RM372
RM299 – RM410
Transactions
40
2021-05 to 2025-04
Size Range
1507 – 3003
sq.ft (built-up)
Data-driven insights for S2 HEIGHTS, SEREMBAN 2
Earliest PSF (2021)
RM382
Current PSF (2025)
RM387
Capital Gain
+1.4%
Total Return (est.)
4.7% p.a.
| Capital appreciation (4 years) | +1.4% |
| Annualised capital return | +0.4% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 4.7% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +4.6% |
*Based on earliest recorded transaction (2021). Actual launch price may differ. Rental yield estimated from Negeri Sembilan district averages.
| Size | Transactions | Median Price | Median PSF |
|---|---|---|---|
| 1,500 sqft | 7 | RM500K | RM332 |
| 1,700 sqft | 8 | RM650K | RM385 |
| 1,850 sqft | 6 | RM530K | RM290 |
| 2,000 sqft | 9 | RM764K | RM382 |
| 2,150 sqft | 2 | RM650K | RM305 |
| 3,000 sqft | 4 | RM2.41M | RM802 |
PSF Trend: Stable
PSF moved from RM382 (2021) to RM387 (2025)
Liquidity: Moderate
40 transactions over 4 years (~10/year)
13% above Seremban average
This project: RM372 PSF vs Seremban median: RM330 PSF
Est. Total Return: 4.7% p.a. (beats FD)
Capital gain (0.4% p.a.) + rental yield (~4.3% p.a.)
S2 HEIGHTS, SEREMBAN 2 delivers a moderate estimated total return of 4.7% p.a. — comprising +0.4% capital appreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF is 13% above the Seremban average, reflecting its positioning as a premium development in the area. Best suited for long-term holders, those who value liquidity.
Investment return & market verdict
ROI since launch, unit mix, rental yield, area comparison
| Date | Type | Tenure | Size (sqft) | PSF | Price |
|---|---|---|---|---|---|
| Apr 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,507 | RM372 | RM560K |
| Jan 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,679 | RM387 | RM650K |
| Jun 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,690 | RM278 | RM470K |
| May 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,593 | RM262 | RM418K |
| May 2024 | 2 - 2 1/2 Storey Terraced | Freehold | 1,679 | RM387 | RM650K |
35 more transactions hidden
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 40 records
3 interactive charts
Scatter, price & PSF vs Seremban & Negeri Sembilan
Percentile breakdown
25th, 50th, 75th price & PSF
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