1-Storey, Semi-D & Bungalow @ Pendang, Kedah
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Pendang, Kedah
Type
Landed House
Price
RM399k+
Tenure
Leasehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM399,000 entry point offers competitive pricing for semi-detached and bungalow units in Kedah, providing reasonable value for first-time homebuyers or investors seeking affordable landed properties, though long-term appreciation potential may be moderate given the location tier.
- •**Location & Connectivity**: Pendang's position in northern Kedah lacks major urban infrastructure and public transportation (no MRT access), limiting connectivity to employment hubs; accessibility depends primarily on personal vehicle ownership, which may constrain appeal to non-car dependent buyers.
- •**Risk & Timing**: Unspecified completion timeline presents execution risk and potential delays in occupancy; leasehold tenure also carries long-term depreciation concerns as lease matures, requiring buyers to factor in potential renewal costs and reduced marketability in later years.
NewProjek Score
5.3
Moderate
- • Developer verification status not confirmed
- • Leasehold tenure — check remaining lease years
- • Priced 33% above area median — premium pricing
Is this project priced fairly?
Kedah — Median Condo Prices (NAPIC)
| Year | Median Price | YoY Change |
|---|---|---|
| 2021 | RM235,000 | — |
| 2022 | RM241,000 | +2.6% |
| 2023 | RM248,000 | +2.9% |
| 2024 | RM254,000 | +2.4% |
| 2025 | RM260,000 | +2.4% |
Est. Monthly Rental
RM1,200–1,700
Based on similar properties in Kedah
Gross Rental Yield
3.9%–4.9%
Annual rental / property price
Area Price Trend
+10.6%
NAPIC data 2021–2025
Price-to-Income
7.6x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | Yes |
| RM7,000 | RM1.0 mil | Yes |
| RM10,000 | RM1.5 mil | Yes |
| RM15,000 | RM2.3 mil | Yes |
| RM20,000 | RM3.2 mil | Yes |
Based on 4.5% interest, 35-year tenure, 70% DSR, RM500 existing commitments, 90% loan margin
DOSM income data for Kedah
Median Household Income
RM4,402/mo
DOSM 2022
Mean Household Income
RM5,550/mo
DOSM 2022
Households Above RM8k
~25%
Estimated for Kedah
Similar projects in Kedah
| Project | Location | Price From | Status |
|---|---|---|---|
| 1-Storey Terrace @ Pendang, Kedah | Pendang | RM270k | New Launch |
| 1 Storey Terrace @ Taman Wawasan II, Kota Sarang Semut, Pendang, Kedah | Pendang | RM278k | New Launch |
| Taman Dermaga Jaya @ Kuala Kedah | Kuala Kedah | RM350k | New Launch |
Why Consider
- • Affordable landed homes from RM399,000 in growing Kedah
- • Strategic Pendang location with connectivity to major towns
- • Spacious semi-detached and bungalow options for families
- • Strong potential for property appreciation in developing area
- • Leasehold properties offering excellent value for first-time buyers
Risk Factors
- • Under construction — completion delays are possible
- • Premium pricing relative to area median may limit resale upside
- • Leasehold tenure may depreciate faster than freehold
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Disclaimer: This report is generated using publicly available data from NAPIC, DOSM, and developer disclosures. Rental estimates, yield projections, and risk assessments are indicative only and do not constitute financial advice. Market conditions may change. Consult a licensed property valuer or financial advisor before making investment decisions. NewProjek is not responsible for any decisions made based on this report.