Pearl 2, Semi-D & Bungalow @ Bandar Enstek, Nilai, Negeri Sembilan
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Nilai, Negeri Sembilan
Type
Bungalow
Price
RM892k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Entry-level pricing at RM892,000 is competitive for semi-detached and bungalow units in Nilai, offering reasonable value for the property type, though affordability assessments require clarity on built-up area and specifications.
- •**Location & Connectivity**: Bandar Enstek provides established infrastructure and amenities within Nilai's residential corridor, approximately 50km south of Kuala Lumpur; however, the absence of nearby MRT connectivity limits public transport options and may appeal primarily to car-dependent buyers.
- •**Risk & Timing**: Critical project details including tenure type, completion timeline, and developer credentials are not specified, presenting information gaps that increase investment uncertainty; prospective buyers should obtain comprehensive documentation before commitment.
NewProjek Score
5
Moderate
- • Developer verification status not confirmed
- • Priced 135% above area median — premium pricing
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
RM2,700–3,600
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
14.2x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | No |
| 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 |
|---|---|---|---|
| Cempaka Seri @ Kota Seriemas, Nilai, Seremban | Nilai | RM449k | Completed |
| 2-Storey Terrace House @ Taman Sikamat Perdana, Seremban, N.S.D.K | Seremban | RM449k | New Launch |
| Iris (Type D1), Single Storey Superlink Homes @ Enstek Heights, Negeri Sembilan | Seremban | RM459k | New Launch |
Why Consider
- • Located in Nilai, Negeri Sembilan
- • By Developer
Risk Factors
- • Under construction — completion delays are possible
- • Premium pricing relative to area median may limit resale upside
- • No MRT/LRT station listed nearby — may affect future demand
Sign in to view full review
Free forever. Get rental yield, loan eligibility, comparable projects and risk assessment.
Google sign-in or magic link • No password needed
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.