Taman Mekarsari Bertam: Real Prices, Rental Yield & Buyer Guide 2026
JPPH transaction data for Kepala Batas 2026: Mekarsari median RM544,000 (RM198 psf), 53% premium over Bertam Perdana, honest assessment of thin rental market, and full Phase 15 & 17 profile.
Alpian Ali
Perunding Hartanah Berdaftar · Updated 08/05/2026
Mekarsari is frequently described through developer marketing materials. This guide takes a different approach by combining real JPPH/Brickz.my transaction data, an honest assessment of Bertam’s rental market, and competitor comparisons so you can make a decision based on facts, not brochures.
For context: the wider Bertam Perdana area recorded a median of RM355,000 based on 62 transactions (Feb 2025–Jan 2026). Mekarsari carries a ~53% premium over the general Kepala Batas market, reflecting freehold tenure, larger specifications, and the developer’s brand.
- RM544,000 median — real transaction price, Taman Mekar Sari, Kepala Batas (Brickz.my, May 2024–Mar 2025)
- RM355,000 median — Bertam Perdana overall (62 transactions, Feb 2025–Jan 2026); Mekarsari is 53% more expensive
- Phase 17 Anggun completed 2023 — 303 units, RM519K–RM958K subsale; sold out before CCC
- Phase 15 from RM500K — Aster 2,061 sqft & Bella 2,249 sqft; 22x67 ft land; freehold individual title
- 47 years experience, 16,000+ units completed — updated Hunza Properties Berhad profile
- Thin rental market — only 3 rental listings in Bertam in Jan 2026; gross yield ~2.9% at RM500K purchase price
- First G&G in Northern Seberang Perai — Mekarsari Anggun (Phase 17), confirmed by Hunza Official
1. Real Transaction Prices — JPPH Data Kepala Batas 2026
Property articles typically only quote developer prices. The data below shows prices actually paid in the subsale market, not listings or estimates.
| Project / Area | Median Price | Median PSF | No. of Transactions | Data Period |
|---|---|---|---|---|
| Taman Mekar Sari (Kepala Batas) | RM544,000 | RM198 | 6 | May 2024–Mar 2025 |
| Taman Bertam Permata | RM590,000 | RM384 | 5 | Feb 2023–Jan 2024 |
| Taman Bertam Flora | RM490,000 | RM383 | 2 | Apr 2022–Mar 2023 |
| Bertam Perdana (wider area) | RM355,000 | RM262 | 62 | Feb 2025–Jan 2026 |
| Mekarsari Anggun subsale (listings) | RM519K–RM958K | — | — | 2025–2026 |
Source: Brickz.my (JPPH/NAPIC data). Note: Taman Mekar Sari has only 6 transactions — interpret with caution due to small sample size.
Mekarsari is priced at a ~53% premium over the general Kepala Batas median. This premium reflects freehold tenure, Hunza’s quality reputation, larger unit sizes, and better finishes. The key question: is this premium sustainable in the subsale market?
Brickz.my: Mekar Sari RM544K median vs Bertam Perdana RM355K median
Estimated Monthly Repayments (Phase 15, RM500,000)
| Loan (%) | Loan Amount | Rate (2026) | Estimated Monthly |
|---|---|---|---|
| 90% | RM450,000 | 4.22% (Public Bank) | ~RM2,207/month |
| 90% | RM450,000 | 4.35% (CIMB) | ~RM2,237/month |
| 80% | RM400,000 | 4.22% | ~RM1,962/month |
Loan rates based on latest 2026 data (OPR 2.75% effective July 2025). Estimates only.
2. Project Profile: Phase 15 & 17 Specifications
Phase 15 — Aster & Bella (Currently on Sale)
4 bedrooms
3 bathrooms
2 car parks
11 ft ceiling
4 bedrooms
3 bathrooms
2 car parks
11 ft ceiling
Confirmed unit features:
- North-south orientation — optimal natural lighting
- High ceilings up to 11 ft — more spacious feel versus the 9–10 ft industry standard
- High-speed fibre internet connectivity
- Access to 5-acre landscaped park and playground
Phase 17 — Mekarsari Anggun (Completed 2023, SOLD OUT)
Phase 17 Mekarsari Anggun sold out before receiving its Certificate of Completion and Compliance (CCC), this is a strong demand benchmark for this development.
Hunza Properties Official Website — completely sold-out before CCC
| Anggun Specification | Verified Data |
|---|---|
| Status | Completed 2023; sold out before CCC |
| Total units | 303 units |
| Type | Gated & Guarded — first in Northern Seberang Perai |
| Built-up area | 2,136–2,394 sqft |
| Land area | 1,540–1,680 sqft |
| Current subsale price | RM519,000–RM958,000 (PropertyGuru, 2025–2026) |
| Tenure | Freehold |
| Features | 11 ft “Royal-inspired” gates; CCTV; security control |
For Anggun subsale buyers: listing prices start from RM600,000 (standard units) to RM750,000 (end lots).
3. Developer Profile: Hunza Properties Berhad (Updated 2026)
ℹ️ Nota:
Older articles quote “almost 40 years of experience and over 10,000 units.” This was accurate around 2021 but is now outdated. The 2025–2026 figures are significantly higher.
| Developer Fact | 2026 Data |
|---|---|
| Company name | Hunza Properties Berhad (incorporated 27 April 1998) |
| Group experience | 47 years (group started in the late 1970s) |
| Units completed | 16,000+ residential and commercial units |
| Listing | Bursa Malaysia (Main Market), since March 2000 |
| Leader | Dato’ Khor Teng Tong (founder & CEO) |
| Bertam land bank | ~400 acres, Northern Seberang Perai |
| Notable projects | Gurney Paragon (Penang Island), Muze @ PICC, The Infinity |
Hunza’s portfolio spans freehold townships, luxury condominiums (Gurney Paragon, The Infinity), shopping malls, and office towers — offering a higher quality assurance than smaller local developers operating in the Kepala Batas area.
4. Honest Assessment of Bertam’s Rental Market
This is the section rarely written honestly in Kepala Batas property articles. The data shows Bertam’s rental market is very thin.
⚠️ Perhatian:
PropertyGuru recorded only 3 active rental listings in the Bertam area in January 2026, compared to dozens or hundreds in Butterworth or Bayan Lepas. This is an owner-occupier market where a community that lives in their homes rather than renting them out. If you are buying Mekarsari as a rental investment, expect longer vacancy periods.
Estimated Rental Yield (Based on Active Listings)
| Unit | Purchase Price | Current Rent (Listings) | Gross Yield |
|---|---|---|---|
| Phase 15 Aster (2,061 sqft) | RM500,000 | ~RM1,200/month | ~2.9% |
| Mekarsari Anggun (2,136 sqft) | RM600,000 | ~RM1,200–RM1,500/month | ~2.4%–3.0% |
Source: EdgeProp.my, Mitula, Trovit — active listings 2025–2026.
Who Rents in Kepala Batas?
Based on active rental listings, typical tenants in the Kepala Batas/Bertam area include:
- Staff and students at USM (Health Campus nearby)
- Staff at MRSM, UiTM, ILP Kepala Batas (nearby educational institutions)
- Government employees (Kepala Batas “Mini Putrajaya” administrative centre)
- FIZ Bayan Lepas workers who prefer not to live in the industrial zone
Honest conclusion: Mekarsari is better suited as an owner-occupied home than an active rental investment. A gross yield of ~2.9% is low compared to the Malaysian average of 5.19% (Global Property Guide, Q1 2026).
5. Mekarsari vs Competitors in Kepala Batas
| Project | Developer | Type | Price From | Key Advantage vs Mekarsari |
|---|---|---|---|---|
| Mekarsari (Phase 15) | Hunza | Freehold double storey terrace | RM500,000 | Strong developer name, premium finishes |
| Setia Fontaines | SP Setia | Mixed township | RM400K+ | Equally strong developer; larger development |
| Taman Rupawan Emas | TAA Housing | Semi-D | from RM584,000 | Semi-D at similar price; but lesser-known developer |
| Bertam Perdana | Various | Various terrace types | RM290K–RM500K | More affordable; median RM355K |
Buying Mekarsari means paying a ~53% premium over the general Kepala Batas median. This is justified by Hunza’s build quality, unit specifications, and freehold status — but must be weighed against a thin rental market and a longer payback horizon.
Brickz.my: Mekar Sari RM544K vs Bertam Perdana RM355K
6. Location & Accessibility
| Destination | Estimated Time | Notes |
|---|---|---|
| Bertam Toll (PLUS Highway) | ~6 minutes | Confirmed by Hunza Official |
| Butterworth | ~25 minutes | Via PLUS/trunk road |
| Sungai Petani | ~30 minutes | Via PLUS |
| Kulim | ~35 minutes | Via PLUS |
| Georgetown / Penang Island | ~40 minutes | Via PLUS + Bridge |
| Penang Sentral | ~30–35 minutes | Via PLUS + trunk road |
Nearby amenities (confirmed across multiple listings):
- 🎓 USM Health Campus, MRSM Kepala Batas, ILP Kepala Batas, UiTM Kepala Batas
- 🛒 Mydin Bertam, Lotus’s (Tesco) Bertam, Sunshine hypermarket
- 🍔 McDonald’s 24-hour Drive-Thru, KFC Drive-Thru, Pizza Hut
- 🏥 Kepala Batas Hospital (~7km)
- 🏌️ Vision Park, Penang Golf Resort
- 🏛️ Kepala Batas Federal Administrative Centre (“Mini Putrajaya”)
7. Who Is Mekarsari Best Suited For?
✅ Good fit for:
- Families wanting a large home (2,061–2,394 sqft) from a reputable developer
- Professionals commuting to Penang Island / Butterworth (PLUS 6 minutes away)
- Families needing access to prestigious educational institutions (USM, MRSM, UiTM)
- Buyers who prioritise freehold tenure for long-term capital appreciation
- Government employees based at the Kepala Batas administrative centre
⚠️ Consider other locations if:
- You are buying for short-term rental income — yield ~2.9% is low; FIZ areas like Bayan Lepas or urban Butterworth offer better yields
- You need daily access to Penang Island without driving — public transport to Kepala Batas remains limited
- Your budget is below RM500,000 — there are many landed options in Kepala Batas from RM290K–RM450K
Frequently Asked Questions
What are the actual transaction prices for property in Mekarsari / Kepala Batas?
Taman Mekar Sari recorded a median of RM544,000 (RM198 psf) based on 6 transactions from May 2024 to March 2025. The wider Bertam Perdana area recorded a median of RM355,000 (RM262 psf) based on 62 transactions. Mekarsari Anggun (Phase 17, completed 2023) is available on the subsale market at RM519,000–RM958,000.
What rental yield can I expect at Mekarsari Bertam?
Bertam’s rental market is thin — only 3 active listings were recorded on PropertyGuru in January 2026. Based on active listings, rent for a double-storey terrace in the Mekarsari area is approximately RM1,200–RM1,500 per month. At a purchase price of RM500,000, the gross yield is ~2.9% — well below the Malaysian average of 5.19%. Mekarsari is better suited as an owner-occupied home.
Are there still units available in Mekarsari Anggun Phase 17?
Phase 17 was completed in 2023 and sold out before receiving its CCC — no new units are available from the developer. To acquire an Anggun unit, you must go through the subsale market at RM519,000–RM958,000. There are 303 units in total.
Is Hunza Properties a trustworthy developer?
Yes — Hunza Properties Berhad has been operating for over 47 years with more than 16,000 completed units. The company has been listed on Bursa Malaysia (Main Market) since March 2000. High-profile projects include Gurney Paragon on Gurney Drive, Penang. Financial reports are publicly available on Bursa Malaysia.
Is Mekarsari freehold or leasehold?
Freehold with individual title — permanent ownership with no time limit and no lease renewal required. This is a key advantage over leasehold developments in other areas and makes bank financing easier to secure.
What are the best comparison projects to Mekarsari in Kepala Batas?
Setia Fontaines by SP Setia is the largest comparable township development in the area, offering various landed types from RM400K+. Taman Rupawan Emas offers semi-Ds from RM584,000. For tighter budgets, Bertam Perdana offers terraces from ~RM290,000 (median RM355,000) — though with different specifications and finish quality.
Research Methodology
Price data from Brickz.my (real JPPH/NAPIC transactions). Developer profile updated from Hunza official website and GradMalaysia. Phase 17 data from Hunza official website and PropertyGuru. Rental data from active listings on EdgeProp, Mitula, Trovit, and PropertyGuru. Loan rates from PropCashflow.my (February 2026, based on OPR 2.75% effective July 2025).
Research date: 8 May 2026 | Sources consulted: 22 | Sources cited: 11
The information in this guide is for general reference only and does not constitute financial or investment advice. Prices and rates are subject to change. Seek advice from a licensed property consultant and your bank before making any purchase decision.
