Taman Bertam Heights @ Melaka Tengah near Tanjung Minyak
Powered by verified data + DOSM
Generated 29 July 2026
Developer
—
Location
Bertam, Melaka
Type
Townhouse
Price
RM650k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: At RM650,000 entry point for townhouses in Melaka Tengah, pricing appears competitive for the local market; however, value assessment is constrained by the absence of specified tenure type and completion timeline, which typically affect investment returns and immediate occupancy potential.
- •**Location & Connectivity**: Bertam offers proximity to Melaka's central commercial hub, but lacks direct MRT accessibility; connectivity relies on road networks and bus routes, positioning it as suitable for car-dependent residents rather than those prioritizing public transport convenience.
- •**Risk & Timing**: Material project risks exist due to missing critical information including land tenure, developer track record, and completion date; prospective buyers face uncertainty in financing approval, possession timeline, and long-term asset appreciation without these fundamental details clarified.
NewProjek Score
5.5
Moderate
- • Developer verification status not confirmed
- • Priced 110% above area median — premium pricing
- • Completed project — no construction risk
Is this project priced fairly?
Melaka — Median Condo Prices (Verified)
| Year | Median Price | YoY Change |
|---|---|---|
| 2021 | RM285,000 | — |
| 2022 | RM291,000 | +2.1% |
| 2023 | RM297,000 | +2.1% |
| 2024 | RM304,000 | +2.4% |
| 2025 | RM310,000 | +2.0% |
Est. Monthly Rental
RM1,900–2,600
Based on similar properties in Melaka
Gross Rental Yield
3.7%–4.7%
Annual rental / property price
Area Price Trend
+8.8%
Verified data 2021–2025
Price-to-Income
7.9x
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 Melaka
Median Household Income
RM6,891/mo
DOSM 2024
Mean Household Income
RM8,686/mo
DOSM 2024
Households Above RM8k
~39%
Estimated for Melaka
Similar projects in Melaka
| Project | Location | Price From | Status |
|---|---|---|---|
| Double Storey Cluster @ Taman Nuri Heights, Durian Tunggal, Melaka | Durian Tunggal | RM469k | New Launch |
| Double Storey Terrace @ Taman Bertam Putra near Tanjung Minyak & Melaka Tengah | Melaka Tengah | RM478k | New Launch |
| 2-Storey Semi-D @ Taman Desa Bertam 2 | Bertam | RM549k | New Launch |
Why Consider
- • Located in Bertam, Melaka
- • By Developer
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 the government, 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.