Kebun Villa @ Bukit Pinang
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Alor Setar, Kedah
Type
Bungalow
Price
RM389k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Pricing & Value**: Entry-level pricing at RM389,000 is competitive for bungalow offerings in Kedah, providing accessible homeownership; however, without specified tenure details and completion timeline, long-term value appreciation cannot be reliably assessed.
- •**Location & Connectivity**: Bukit Pinang's proximity to Alor Setar town center offers reasonable accessibility for daily commuting; the absence of nearby MRT connectivity limits appeal for those requiring public transport, making private vehicle ownership essential.
- •**Risk & Timing**: Lack of specified completion date and tenure information presents material risks for buyers; the absence of these key details suggests the project may be in early stages, requiring careful due diligence before commitment and potentially extending investment timelines beyond initial expectations.
NewProjek Score
5.8
Moderate
- • Developer verification status not confirmed
- • Priced 30% above area median
- • Completed project — no construction risk
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
RM1,200–1,600
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
7.4x
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
- • Located in Alor Setar, Kedah
- • By Developer
Risk Factors
- • Premium pricing relative to area median may limit resale upside
- • No MRT/LRT station listed nearby — may affect future demand
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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.