• Caitlyn
  • 22 July 2021

Seremban 2 is a self-contained township that offers a wholesome living experience, complete with community friendly amenities and facilities within a safe and serene environment. The development is IJM Land’s flagship development in Negeri Sembilan. It was launched in 1995, and spans across 2,300 acres of freehold land. S2 Heights is part of Seremban 2 and it covers over 1,500 acres. Thus, in total, Seremban 2 covers 3,800 acres.

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Seremban 2 has emerged as one of the most progressive and successful developments in Negeri Sembilan, and according to their website, the development is currently at 80% completion with population of 62,000 residents. It is expected to reach a population of approximately 100,000 upon maturity.

Seremban 2 was a joint venture between IJM Land and the Negeri Sembilan state government. It serves as an extension to the congested Seremban town, and as the gateway to the Greater Klang Valley under the National Structure Plan which gazetted 30% of Negeri Sembilan, including Port Dickson, Nilai, and Labu.

Within Seremban 2, there are plenty of amenities that are readily accessible, thanks to the approximately 1,500 commercial units in the township. The units are occupied by restaurants, boutiques, workshops, service centres, entertainment outlets, banks, and many others. There are also government service offices such as the Malaysian Customs Department and the Malaysia Palm Oil Board in the township.

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Community activities were regularly held to bring residents together. For example, they’ve held carnivals, the IJM run, open houses, appreciation nights, musical fiesta, art exhibitions, and many more.

Address: Seremban 2, Seremban, Negeri Sembilan Darul Khusus

Developer: IJM Land

Property Type: Mixed development

Land Area: 3,800 acres

Land Title: Mixed

Tenure: Freehold

Sales Gallery: IJM Land Seremban 2 Sales Gallery, PT 10786, Seremban 2, 70300 Seremban, Negeri Sembilan

Awards:

  • Winner of The Edge Property Awards 2019, Property Development Excellence category
  • my Awards, The Family-Friendly Award Category (Excellence Winner) 2019

Project Details

Seremban 2 comprises 18 residential communities, 7 schools, a 15-acre city lake park, a sports complex, and commercial business parks. There is also a 30-acre adventure hill park where residents can enjoy panoramic views of Seremban 2.

All the infrastructure developments (parks, schools and roads) were planned from day one in the developer’s masterplan and this is what makes Seremban 2 a success. Plus, accessibility in and within Seremban 2 is via a 6-lane dual carriageway that eases traffic flow even during peak hours.

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Kalista 2 @ Seremban 2

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Kalista 2 @ Seremban 2

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Kalista 2 @ Seremban 2

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Kalista 2 @ Seremban 2

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Kalista 2 @ Seremban 2

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Kalista 2 @ Seremban 2

At Seremban 2 and S2 Heights, there’s a wide selection of homes, including apartments, terrace houses, super linked houses, semi-detached houses, and gated bungalows.

Here are some of the ongoing projects in Seremban 2 and S2 Heights. For developments in the entire township, do refer to the masterplan in their website.

Projects

Built-Up

Price

Rimbun Aman

·       Seremban Heights 2

·       1-storey link homes

·       304 units

·       917 sq ft – 1,135 sq ft

·       3 bedrooms, 2 bathrooms

·       Expected completion: April 2023

From RM474,336
(listed in brochure)

Rimbun Kiara

·       Seremban 2

·       2-storey link homes

·       1,770 sq ft

·       Expected completion: May 2023

From RM757,080
(type D – listed in brochure)

Rimbun Jasmine

·       Seremban 2

·       2-storey link homes

·       129 units

·       1,932 sq ft – 2,138 sq ft

·       Expected completion: Oct 2022

From RM665,982
(listed in brochure)

Rimbun Impian

·       Seremban Heights 2

·       Premium superlink homes

·       2,586 sq ft – 2,820 sq ft

·       Expected completion: Sept 2022

From RM899,496
(listed in brochure)

Safira Apartment

·       Seremban 2

·       16 floors

·       242 units

·       873 sq ft

From RM280,000

Bungalow Lots @ Green Street Homes

·       Seremban 2

·       25.4 acres

·       75 units

·       6,074 sq ft – 17,503 sq ft

From RM2.3mil

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Rimbun Ara

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Rimbun Ara

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Rimbun Ara

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Rimbun Ara

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Rimbun Ara

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Rimbun Ara

Projects open for registration:

  • IKON @ Centrio, Seremban 2: 2-storey shop offices
  • Saujana Intan @ Seremban 2 Heights: Semi-D

Ready to move in:

  • Rimbun Alam @ Seremban 2 Heights: 2-storey link homes
  • Ara Impian Seremban 2: 2-storey link homes
  • Kalista 2 Block A and Block B @ Seremban 2: Apartments
  • The Plazo @ @ Seremban 2 Heights: 2-storey shop offices
  • Saujana Duta Phase 2 @ Seremban 2 Heights: Bungalows
  • Aviva Green @ Seremban 2: Semi-D

The Seremban 2 township features wide roads that can measure up to 132 feet for the main road and 50 feet for internal roads. There are also green initiatives such as rooftop gardens, recreational parks, and designated green sanctuaries. There are over 40,000 trees and plants that lend a serene ambience to the township.

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Location

Seremban 2 is built on a former oil palm plantation site, and it is located west of the North-South Expressway. It was established to relocate the administrative, business and education services in Negeri Sembilan away from the capital. Seremban 2 is served by a 6-lane dual carriageway, and it is strategically located due to its distance to key areas:

  • 1km from Seremban Toll Plaza
  • 4km from Seremban Town
  • 45mins to KLCC
  • 30mins to KLIA / Putrajaya / Cyberjaya

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There are several shopping malls in Seremban 2, such as AEON, Lotus’s, Mydin Mall, and NSK Trade City. There are also numerous education institutions at Seremban, including Sekolah Kebangsaan Seremban 2A and 2B, Sekolah Menengah Kebangsaan Bukit Kepayang, and Zenith International School. Universiti Teknologi MARA Seremban is a short drive from the township, and Negeri Sembilan’s education hub at Nilai is less than an hour’s drive away.

Seremban 2 is located in the middle of the state, and thus it enjoys easy accessibility from the North-South Highway (NSE), LEKAS Highway and the Seremban-Port Dickson Highway.

Accessibility

  • North-South Highway
  • North–South ExpresswayCentral Link (ELITE)
  • Kajang–Seremban Highway (LEKAS)
  • Seremban-Port Dickson Highway
  • Plaza Tol Seremban
  • Plaza Tol Bandar Ainsdale

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Education

  • SJK (C) Ladang Hillside
  • SJK (C) Tung Hua S2 Heights
  • SJK (T) Convent Seremban
  • SK Wawasan, Seremban 2
  • SK Seremban 2A
  • SK Seremban 2B
  • SK & SMK Seremban 2
  • SMK Bukit Kepayang Seremban 2 
  • Zenith International School
  • Universiti Teknologi MARA Seremban

Medical Care

  • SEHAT Healthcare Centre
  • Columbia Asia Hospital
  • KPJ Seremban Specialist Hospital
  • Tuanku Ja’afar Hospital

Shopping

  • Lotus’s
  • AEON Mall
  • Mydin Mall
  • NSK Trade City
  • Palm Mall

Retail Lots

  • Kepayang Square
  • S2 Uptown Avenue
  • S2 Centrio
  • Seremban Gateway

Recreation

  • S2 Club
  • S2 City Park
  • S2 Hill Park
  • Kepayang Hill
  • Sports complex
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Analysis

Property transactions in Seremban 2 were slow in the first five years. However, once the early phases were delivered and the infrastructure was completed, sales began to pick up significantly. Initially, purchasers were mainly from Seremban or neighbouring areas. Over the years, many from the Klang Valley have chosen to settle down in Seremban 2.

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Rimbun Impian

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Rimbun Impian

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Rimbun Impian

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Rimbun Impian

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Rimbun Impian

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Rimbun Impian

Seremban 2 purchasers have seen the value of their properties appreciate over the years. According to the developer, double-storey semi-D units known as Acacia that were sold at RM350,000 in 2008, and were going for RM1.1 million in 2017. Even in soft market conditions in 2021, a quick search on PropertyGuru shows that listed units are asking from RM750,000 to RM1.15 million.

Another example cited was Kalista Residence condominium. The 926 sq ft units saw an appreciation of 28%, from RM250,800 during its launch in 2013, to RM320,000 in 2017. A quick search on PropertyGuru shows that units of that same size are asking for about RM345,000. The higher-end projects such the 2-storey Sri Carcosa bungalows are now asking for over RM2.2 million. The lowest selling price back in 2006 was around RM600,000.

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Safira Apartment

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Safira Apartment

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Safira Apartment

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Safira Apartment

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Safira Apartment

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Safira Apartment

In terms of rental, there is strong demand from students from the universities and colleges in Nilai and people working in the neighbouring industrial areas.

Here’s a quick look at residential properties in Seremban.

Project

Land Tenure

Property Type

Completion

Built-up

Approximate Launch Price

Rimbun Jasmine @ Seremban 2 by IJM Land

Freehold

2-storey link homes

2022

1,932 sq ft – 2,138 sq ft

From RM665,982
(listed in brochure)

Cadena @ Bandar Sri Sendayan by Matrix Concepts Holding Bhd

Freehold

Link homes

2019

2,435 sq ft – 3,048 sq ft

From RM778,888

Redup @ Bandar Ainsdale by Sime Darby Property

Freehold

Double-storey superlink

2019

2,564 sq ft – 2,877 sq ft

From RM655,888

Iringan Bayu by OSK Property

Freehold

Terrace / Superlink

2020

From 2,020 sq ft

From RM460,000

Irama @ SIGC Seremban by Matrix Concepts Sdn Bhd

Leasehold

Double-storey superlink

2020

2,988 sq ft

From RM862,888

Rimbun Alam @ Seremban 2 by IJM Land

Freehold

2-storey link homes

2021

2,555 sq ft

From RM742,040
(listed in brochure)

Show More

Summary

After 25 years, Seremban 2 has emerged as one of the more progressive and successful developments in Negeri Sembilan. It has a good mix of residential, commercial, and light industrial development. Properties in Seremban 2 continue to be in demand and housing price growth have been resilient. Around 30% of buyers are from the Klang Valley, who are working in Bangi, Cyberjaya, Kuala Lumpur, and even Petaling Jaya. With the improved infrastructure, amenities, and road network, Seremban 2 has become a place that is seen as suitable for families.

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Saujana Duta

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Saujana Duta

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Saujana Duta

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Saujana Duta

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Saujana Duta

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Saujana Duta

For many years, Seremban was overlooked as a potential area for property price appreciation. Today, it has become an attractive place for purchasers, due to its locality, convenience, and less traffic congestion. Plus, residents can get to Kuala Lumpur or Malacca within an hour.

In comparison to similar properties offered in Kuala Lumpur city centre or central Petaling Jaya, properties in Seremban 2 has the edge in terms of pricing, surrounding land space, and serene environment. When more homebuyers are from other states, it is a clear indication that the market is seeping into suburban areas with bigger homes at lower prices.

So, if you’re interested in a 2-storey terrace house at Rimbun Alam that’s priced at RM580,000, here are its estimated loan figures.

  • LTV / margin of finance: 90%
  • Down payment (10%): RM58,000
  • Loan amount: RM522,000
  • Loan term: 30 years
  • Interest rate: 3.2%
  • Monthly repayment: RM2,257
  • Approximate required gross annual income: RM90,500 *

Calculations are based on the PropertyGuru Home Loan Calculator, and PropertyGuru’s Home Loan Eligibility and Affordability Calculator.

* Assumptions: You have no other monthly debt obligations, and 30% of gross income will be spent on the housing loan. As a rule of thumb, banks usually loan up to 30% of your gross annual income.

Can you afford the loan for this property?

Debt Service Ratio (DSR) is a method used by banks in Malaysia to calculate whether you can afford the loan you’re applying for. To calculate your DSR, use the FREE PropertyGuru Loan Pre-Approval service. It has a 99.9% accuracy, which helps in avoiding loan rejections.

 

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Eric Wong

Caitlyn

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