Seremban, Negeri Sembilan · Freehold · 87 transactions
Median Price
RM450K
RM310K – RM671K
Median PSF
RM277
RM247 – RM343
Transactions
87
2021-08 to 2025-10
Size Range
904 – 2852
sq.ft (built-up)
Data-driven insights for TMN BUKIT KEPAYANG
Earliest PSF (2021)
RM277
Current PSF (2025)
RM271
Capital Gain
-2.0%
Total Return (est.)
3.8% p.a.
| Capital appreciation (4 years) | -2.0% |
| Annualised capital return | -0.5% p.a. |
| Est. gross rental yield | 4.3% p.a. |
| Est. total return (capital + rental) | 3.8% p.a. |
| vs Fixed Deposit (3.5% p.a. x 4yr) | +1.2% |
*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 |
|---|---|---|---|
| 900 sqft | 25 | RM280K | RM310 |
| 1,400 sqft | 2 | RM480K | RM340 |
| 1,800 sqft | 21 | RM400K | RM223 |
| 2,050 sqft | 9 | RM739K | RM358 |
| 2,400 sqft | 6 | RM549K | RM231 |
| 2,500 sqft | 7 | RM630K | RM254 |
| 2,850 sqft | 10 | RM1.28M | RM449 |
PSF Trend: Stable
PSF moved from RM277 (2021) to RM271 (2025)
Liquidity: High
87 transactions over 4 years (~22/year)
16% below Seremban average
This project: RM277 PSF vs Seremban median: RM330 PSF
Est. Total Return: 3.8% p.a. (beats FD)
Capital loss (-0.5% p.a.) + rental yield (~4.3% p.a.)
TMN BUKIT KEPAYANG delivers a moderate estimated total return of 3.8% p.a. — comprising -0.5% capital depreciation and ~4.3% rental yield over 4 years. This outperforms fixed deposits (3.5% p.a.) when rental income is factored in. PSF trades 16% below the Seremban average — potentially undervalued. 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 |
|---|---|---|---|---|---|
| Oct 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 904 | RM420 | RM380K |
| Sept 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,798 | RM223 | RM400K |
| Aug 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,798 | RM250 | RM450K |
| Jul 2025 | 1 - 1 1/2 Storey Terraced | Freehold | 904 | RM271 | RM245K |
| Jul 2025 | 2 - 2 1/2 Storey Terraced | Freehold | 1,798 | RM234 | RM420K |
82 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 87 records
3 interactive charts
Scatter, price & PSF vs Seremban & Negeri Sembilan
Percentile breakdown
25th, 50th, 75th price & PSF
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