Taman Bertam Heights @ Melaka Tengah near Tanjung Minyak
Powered by NAPIC + DOSM data
Generated 30 April 2026
Developer
—
Location
Bertam, Melaka
Type
Townhouse
Price
RM650k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: At RM650,000 entry point, the townhouse pricing appears competitive for Melaka's mid-range residential segment, though without specified tenure details (freehold vs. leasehold) and completion timeline, the actual value proposition remains incomplete for informed comparison against comparable properties in the area.
- •**Location & Connectivity**: Bertam's proximity to Tanjung Minyak offers reasonable accessibility to Melaka Tengah commercial zones, however the absence of nearby MRT connectivity and reliance on road-based transport may limit long-term appeal compared to projects along planned or existing rapid transit corridors in Greater Melaka.
- •**Risk & Timing**: The lack of specified completion date and tenure status presents material investment risk; potential buyers should exercise caution until developer provides transparent project timelines, legal structures, and track record, as Melaka's property market remains sensitive to delivery delays and regulatory
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 (NAPIC)
| 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%
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 | 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
RM6,210/mo
DOSM 2022
Mean Household Income
RM8,057/mo
DOSM 2022
Households Above RM8k
~35%
Estimated for Melaka
Similar projects in Melaka
| Project | Location | Price From | Status |
|---|---|---|---|
| Taman Bertam Perdana @ Melaka | Melaka Tengah | RM340k | Completed |
| D'Bayu Residen, Condominium @ Ayer Keroh, Melaka | Ayer Keroh | RM352k | Completed |
| 1-Storey Terrace, Taman Merlimau Emas Seksyen 3 @ Merlimau, Melaka | Merlimau | RM358k | 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 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.