Taman Sutera Wangi @ Batu Berendam
Powered by NAPIC + DOSM data
Generated 29 April 2026
Developer
—
Location
Batu Berendam, Melaka
Type
Bungalow
Price
RM580k+
Tenure
—
Completion
—
NewProjek Verdict
- •**Value & Pricing**: RM580,000 entry price is competitive for landed bungalows in Melaka, offering reasonable affordability compared to Kuala Lumpur markets, though value assessment is constrained by lack of unit specifications and floor area details.
- •**Location & Connectivity**: Batu Berendam lacks direct MRT access and major expressway proximity, limiting connectivity to Melaka city center and regional hubs; suitability depends heavily on reliance on personal vehicles and local amenities availability.
- •**Risk & Timing**: Absence of specified completion date and tenure information presents significant due diligence gaps; potential buyers should prioritize obtaining detailed timelines, financing structure, and legal documentation before commitment to mitigate project execution and ownership clarity risks.
NewProjek Score
5.5
Moderate
- • Developer verification status not confirmed
- • Priced 61% 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
RM1,700–2,300
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
7.8x
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 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 |
|---|---|---|---|
| 1 & 2 Storey Terrace @ Taman Seri Bertam, Melaka Tengah | Melaka Tengah | RM300k | New Launch |
| Taman Bertam Perdana @ Melaka | Melaka Tengah | RM340k | Completed |
| D'Bayu Residen, Condominium @ Ayer Keroh, Melaka | Ayer Keroh | RM352k | Completed |
Why Consider
- • Located in Batu Berendam, 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.