Pristine Premier, Double-Storey Terrace @ Bandar Enstek, Nilai, Negeri Sembilan
Powered by NAPIC + DOSM data
Generated 30 April 2026
Developer
—
Location
Nilai, Negeri Sembilan
Type
Landed House
Price
RM546k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Pricing & Value**: Entry-level pricing of RM546,000 for a double-storey terrace offers competitive value in the Nilai market, though affordability advantages may be offset by the property's distance from major urban centres and limited proximity to premium amenities.
- •**Location & Connectivity**: Bandar Enstek's position in Nilai provides reasonable access to the North-South Expressway and Kuala Lumpur via the E2 highway, but the absence of nearby MRT connectivity and reliance on private transport limit long-term capital appreciation potential compared to properties in transit-oriented zones.
- •**Risk & Timing**: The lack of specified completion date presents execution risk and creates uncertainty for buyers regarding possession timelines; this is compounded by the property's location in a secondary market where resale liquidity may be slower than properties in established urban areas.
NewProjek Score
6.5
Moderate
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced 44% 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
RM1,600–2,200
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
8.7x
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 |
|---|---|---|---|
| Rimbun Kasia @ Nilai, Courtyard Homes | Nilai | RM300k | New Launch |
| Dwi @ Rimbun Kasia, Nilai, Negeri Sembilan | Nilai | RM300k | New Launch |
| 1-Storey Terrace @ Taman Nilam, Chengkau, Rembau, Negeri Sembilan | Rembau | RM312k | New Launch |
Why Consider
- • Freehold tenure ensures long-term ownership security and value
- • Affordable entry point at RM546,000 for double-storey landed
- • Nilai location offers strategic access to major highways
- • Growing township with ongoing infrastructure and commercial development
- • Strong rental demand potential in established residential area
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.