Kepayang Heights 2, 3-Storey Semi-D @ Taman Bukit Kepayang, Seremban, Negeri Sembilan
Powered by NAPIC + DOSM data
Generated 30 April 2026
Developer
—
Location
Seremban, Negeri Sembilan
Type
Semi-D
Price
RM1.1 mil+
Tenure
—
Completion
—
NewProjek Verdict
- •**Pricing & Value**: RM1.15M for a 3-storey semi-detached house in Seremban is competitively positioned within the mid-tier residential market; however, the absence of tenure details and completion timeline creates uncertainty in assessing long-term value appreciation relative to comparable developments.
- •**Location & Connectivity**: Taman Bukit Kepayang offers established residential infrastructure in Seremban's suburban area, but the lack of nearby MRT connectivity and distance from major employment centers may limit appeal to commuters seeking accessibility to Kuala Lumpur or Klang Valley economic zones.
- •**Risk & Timing Considerations**: The missing tenure specification and completion date represent material information gaps that should be clarified with the developer before commitment; market timing risk is moderate given Seremban's steady but slower growth trajectory compared to metropolitan areas, requiring realistic expectations on resale liquidity and capital appreciation
NewProjek Score
5.5
Moderate
- • Developer verification status not confirmed
- • Priced 203% above area median — premium pricing
- • Completed project — no construction risk
Is this project priced fairly?
Negeri Sembilan — Median Condo Prices (NAPIC)
| Year | Median Price | YoY Change |
|---|---|---|
| 2021 | RM290,000 | — |
| 2022 | RM298,000 | +2.8% |
| 2023 | RM305,000 | +2.3% |
| 2024 | RM313,000 | +2.6% |
| 2025 | RM320,000 | +2.2% |
Est. Monthly Rental
RM3,400–4,600
Based on similar properties in Negeri Sembilan
Gross Rental Yield
3.7%–4.7%
Annual rental / property price
Area Price Trend
+10.3%
NAPIC data 2021–2025
Price-to-Income
18.3x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | No |
| RM7,000 | RM1.0 mil | No |
| 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 Negeri Sembilan
Median Household Income
RM5,226/mo
DOSM 2022
Mean Household Income
RM6,788/mo
DOSM 2022
Households Above RM8k
~29%
Estimated for Negeri Sembilan
Why Consider
- • Located in Seremban, Negeri Sembilan
- • 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.