Kepayang Heights, 2.5-Storey Terrace @ Taman Bukit Kepayang, Seremban, Negeri Sembilan
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Seremban, Negeri Sembilan
Type
Landed House
Price
RM604k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Pricing & Value**: Entry-level pricing at RM604,000 is competitive for a 2.5-storey terrace in Seremban, offering reasonable value for first-time buyers and investors seeking affordable landed property, though appreciation potential may be moderate given the market segment.
- •**Location & Connectivity**: Seremban's strategic position as Negeri Sembilan's capital provides decent accessibility to Kuala Lumpur via highway, but the absence of nearby MRT connectivity limits urban mobility advantages and may appeal primarily to car-dependent buyers.
- •**Risk & Timing**: Critical information gaps—including unspecified tenure, completion timeline, and developer details—present material risks; buyers should verify freehold status, handover schedule, and developer track record before commitment, as delayed projects are common in this market segment.
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 (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
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%
NAPIC 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 |
| Youth City, Service Residence @ Nilai, Negeri Sembilan | Nilai | RM342k | New Launch |
| Single Storey Terrace House @ Taman Sikamat Perdana, Seremban, N.S.D.K | Seremban | RM349k | New Launch |
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.