Mekarsari Phase13, Semi-D House @ Bertam, Kepala Batas
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Kepala Batas, Penang
Type
Bungalow
Price
RM503k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM503,000 entry price is competitive for semi-detached housing in the Kepala Batas area, though pricing appears modest relative to similar properties in established Penang suburbs, suggesting either strong value or lower perceived demand that warrants comparative market analysis.
- •**Location & Connectivity**: Kepala Batas offers good North-South Expressway access and proximity to Bukit Mertajam commercial hub, but the absence of nearby MRT connectivity limits public transport options and may impact long-term appreciation compared to future MRT-adjacent developments in the region.
- •**Risk & Timing**: Completion timeline and tenure details are notably absent from available information, creating uncertainty around occupancy and legal clarity; buyers should verify these critical specifications with the developer before commitment, as delayed completions are a documented risk in emerging Penang townships.
NewProjek Score
6.5
Moderate
- • Developer verification status not confirmed
- • Priced below area median — potential value opportunity
Is this project priced fairly?
Pulau Pinang — Median Condo Prices (NAPIC)
| Year | Median Price | YoY Change |
|---|---|---|
| 2021 | RM470,000 | — |
| 2022 | RM482,000 | +2.6% |
| 2023 | RM495,000 | +2.7% |
| 2024 | RM508,000 | +2.6% |
| 2025 | RM520,000 | +2.4% |
Est. Monthly Rental
RM1,800–2,400
Based on similar properties in Penang
Gross Rental Yield
4.5%–5.5%
Annual rental / property price
Area Price Trend
+10.6%
NAPIC data 2021–2025
Price-to-Income
6.4x
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 Penang
Median Household Income
RM6,502/mo
DOSM 2022
Mean Household Income
RM8,267/mo
DOSM 2022
Households Above RM8k
~37%
Estimated for Penang
Similar projects in Penang
| Project | Location | Price From | Status |
|---|---|---|---|
| Vivo Executive Apartment | Penang Property | Seberang Perai | RM270k | Recently Completed |
| Ideal Venice Residency @ Island Glades, Penang | Bukit Gambir | RM300k | New Launch |
| Aston Acacia @ Bukit Mertajam, Penang | Bukit Mertajam | RM319k | New Launch |
Why Consider
- • Strategic location in Kepala Batas with strong growth potential
- • Affordable semi-detached house at RM503,000 entry price point
- • Proximity to Penang's industrial and commercial hubs
- • Established residential area with community infrastructure
- • Attractive investment opportunity for capital appreciation
Risk Factors
- • Under construction — completion delays are possible
- • 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.