Sutera @ S2 Heights Aman, Seremban, Negeri Sembilan
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Seremban, Negeri Sembilan
Type
Landed House
Price
RM776k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Pricing & Value**: Entry-level pricing from RM776,000 positions this project competitively for first-time buyers in Seremban; however, the absence of tenure details and completion timeline information limits ability to assess true value proposition and potential appreciation.
- •**Location & Connectivity**: Seremban's central location within Negeri Sembilan provides reasonable accessibility to Kuala Lumpur via federal routes; however, the absence of nearby MRT connectivity and limited public transport options may constrain long-term demand and rental appeal compared to Klang Valley alternatives.
- •**Risk & Timing**: Incomplete project specifications (tenure not stated, no completion date provided) present execution and clarity risks; investors should verify developer credentials and obtain detailed timelines before commitment, as Seremban's slower growth trajectory compared to major metropolitan areas may extend holding periods.
NewProjek Score
5.5
Moderate
- • Developer verification status not confirmed
- • Priced 104% 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
RM2,300–3,100
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
12.4x
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 |
|---|---|---|---|
| Felora 1 & Felora 2, 2-Storey Terrace @ Bandar Warisan Puteri 2, Seremban, Negeri Sembilan IOI Properties | Seremban | RM409k | New Launch |
| 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 |
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
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.