Kepayang Heights, 2.5-Storey Terrace @ Taman Bukit Kepayang, Seremban, Negeri Sembilan
Powered by verified data + DOSM
Generated 14 June 2026
Developer
—
Location
Seremban, Negeri Sembilan
Type
Landed House
Price
RM604k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Pricing & Value**: RM604,000 entry price is competitive for a 2.5-storey terrace in Seremban, offering reasonable value in the mid-market segment, though affordability relative to local incomes and comparable developments should be verified.
- •**Location & Connectivity**: Seremban's established residential status provides stability, but the absence of nearby MRT connectivity limits appeal to commuters; proximity to local amenities, highways, and commercial centers requires independent verification to assess practical accessibility.
- •**Risk & Timing**: Incomplete specification of tenure type and completion timeline presents material uncertainty; investors should seek clarification on these critical details before commitment, and should monitor the developer's track record and local market absorption rates in Seremban.
NewProjek Score
5.5
Moderate
- • Developer verification status not confirmed
- • Priced 59% above area median — premium pricing
- • Completed project — no construction risk
Is this project priced fairly?
Negeri Sembilan — Median Condo Prices (Verified)
| 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
RM1,800–2,400
Based on similar properties in Negeri Sembilan
Gross Rental Yield
3.7%–4.7%
Annual rental / property price
Area Price Trend
+10.3%
Verified data 2021–2025
Price-to-Income
9.6x
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 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
Similar projects in Negeri Sembilan
| Project | Location | Price From | Status |
|---|---|---|---|
| 1-Storey Terrace @ Taman Nilam, Chengkau, Rembau, Negeri Sembilan | Rembau | RM312k | New Launch |
| Arina @ Bandar Ainsdale Sime Darby Property | Seremban | RM424k | Under Construction |
| 2-Storey Terrace House @ Taman Bukit Inai, Nilai, N.S.D.K | Nilai | RM468k | New Launch |
Why Consider
- • Strategic location in Seremban, Negeri Sembilan's growing residential area
- • Affordable terrace house at RM604,000 entry price point
- • 2.5-storey design maximizes space for growing families
- • Established neighbourhood with community infrastructure and amenities
- • Strong investment potential in developing Seremban property market
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 the government, 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.