Mekarsari Phase15, Terrace House @ Bertam, Kepala Batas
Powered by NAPIC + DOSM data
Generated 15 March 2026
Developer
—
Location
Kepala Batas, Penang
Type
Landed House
Price
RM500k+
Tenure
—
Completion
—
NewProjek Verdict
Mekarsari Phase 15 presents a competitively priced entry point for landed property in Kepala Batas, though potential buyers should exercise caution due to incomplete project specifications including missing tenure details and completion timeline. The absence of MRT connectivity may limit long-term appreciation and appeal to commuters, making this investment more suitable for owner-occupiers or those with local business ties. Prospective purchasers are advised to conduct thorough due diligence with the developer to clarify outstanding details before proceeding.
- • 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 | New Launch |
| Ideal Venice Residency @ Island Glades, Penang | Bukit Gambir | RM300k | New Launch |
| Aston Acacia @ Bukit Mertajam, Penang | Bukit Mertajam | RM319k | New Launch |
✅ Why Consider
- • Located in Kepala Batas, Penang
- • By Developer
⚠️ Risk Factors
- • Under construction — completion delays are possible
- • No MRT/LRT station listed nearby — may affect future demand
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.