SYLVIA @ SP Saujana, Sungai Petani – 10min* to Amanjaya Mall
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Bedong, Kedah
Type
Landed House
Price
RM738k+
Tenure
Freehold
Completion
—
NewProjek Verdict
- •**Value & Pricing**: Entry price of RM738,000 offers competitive positioning for freehold landed houses in Kedah, though pricing competitiveness should be verified against comparable developments in Sungai Petani and surrounding areas.
- •**Location & Connectivity**: Bedong location provides accessibility to Amanjaya Mall (claimed 10-minute proximity) and Sungai Petani town centre, but absence of MRT connectivity limits appeal for commuters requiring public transport to major economic hubs like Kuala Lumpur or Penang.
- •**Risk & Timing**: Unspecified completion timeline presents execution risk and potential delays in possession; buyers should seek clarity on developer track record, construction schedule, and contractual safeguards before commitment.
NewProjek Score
6
Moderate
- • Developer verification status not confirmed
- • Freehold tenure provides long-term ownership security
- • Priced 146% above area median — premium pricing
Is this project priced fairly?
Kedah — Median Condo Prices (NAPIC)
| Year | Median Price | YoY Change |
|---|---|---|
| 2021 | RM235,000 | — |
| 2022 | RM241,000 | +2.6% |
| 2023 | RM248,000 | +2.9% |
| 2024 | RM254,000 | +2.4% |
| 2025 | RM260,000 | +2.4% |
Est. Monthly Rental
RM2,300–3,100
Based on similar properties in Kedah
Gross Rental Yield
3.9%–4.9%
Annual rental / property price
Area Price Trend
+10.6%
NAPIC data 2021–2025
Price-to-Income
14.0x
National avg: 6.8x
Loan Eligibility by Salary
| Monthly Salary | Max Affordable | Can Afford? |
|---|---|---|
| RM5,000 | RM704k | Stretch |
| 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 Kedah
Median Household Income
RM4,402/mo
DOSM 2022
Mean Household Income
RM5,550/mo
DOSM 2022
Households Above RM8k
~25%
Estimated for Kedah
Similar projects in Kedah
| Project | Location | Price From | Status |
|---|---|---|---|
| Taman Desa Tanjung, 2-Storey Terrace @ Kepala Batas, Jitra | Jitra | RM370k | Recently Completed |
| Taman Desa Tanjung, 1-Storey Semi-D @ Kepala Batas, Jitra | Jitra | RM380k | Recently Completed |
| Kebun Villa @ Bukit Pinang | Alor Setar | RM389k | Completed |
Why Consider
- • 10-minute proximity to Amanjaya Mall for daily convenience
- • Freehold tenure ensures permanent ownership and asset appreciation
- • Affordable landed house at RM738,000 entry price
- • Bedong location offers growing Sungai Petani connectivity
- • Strategic position between urban amenities and suburban living
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
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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.