Living in Seremban allows you to enjoy the best of two worlds. On one side while living in this city, you can take advantage of its proximity to Kuala Lumpur and the bustling capital's attractions, and on the other side, one can enjoy being far away enough from the madding crowd and benefit from lush nature and a more peaceful way of life.
Seremban was established on the banks of the Ujong River in the 1870s following the discovery of deposits of cassiterite, a mineral sought after since Roman times for jewelry making and other uses. It was originally named Sungei Ujong. The city is also called Fú Róng by the Chinese-Malaysian population residing there. The exploitation of the mines has indeed caused a strong wave of immigration to the area from Arab, Chinese and Sumatran nationals, which today makes it one of the most cosmopolitan cities in all of Malaysia.
Seremban is nowadays the capital of the state of Negeri Sembilan, located in the southeast of Peninsular Malaysia. With an area of 959 square kilometers and a population of 371,000 at the last 2017 census, it is one of only four Malaysian state capitals that have still not obtained the status of "big city". (“bandar raya” in Malay). Such a status is considered a privilege in the country. The criteria for awarding the title of a large city are area, population, infrastructure and public transport, as well as average income per inhabitant, among others.
Seremban singles itself from other Malaysian cities by the roofs with U-shaped profiles of certain large houses, which it owes to the descendants of the Minangkabau people from Sumatra, who are very present in the region. The unique shape of the roofs is supposed to recall the horns of the buffalo, a sacred animal for this foreign ethnic group.
Even though it is not considered a big city, Seremban is endowed with many infrastructures and facilities. It has many shopping centers, cinemas, restaurants, and cafes. One of the favorite activities of the inhabitants of the city is taking a walk or jogging in the garden of Seremban Lake Garden, a place of breathtaking tropical beauty with an area of four hectares.
Seremban is well connected by road and railway, which provides access to other popular destinations in Malaysia. Surprisingly, the country's main airports, KLIA and KLIA2, are actually closer to Seremban than to Kuala Lumpur. This makes this city an ideal central location for those who need to travel for work or want to visit neighboring states over the weekend.
Some people choose to live in Seremban and work in Kuala Lumpur either by traveling via the KTM Komuter from Seremban Station, or by driving over the highway. The journey takes about an hour by car.
A new high-speed train line, the Kuala Lumpur-Singapore High-Speed Rail (HSR), which was to pass through Seremban, was to increase the attractiveness of the city by reducing the travel time between this city, Kuala Lumpur and Singapore. The project was unfortunately officially canceled by the Malaysian and Singaporean authorities in 2021, following the failure of negotiations between the two countries.
Where to live in Seremban
There are not so many expatriates living in Seremban compared to major cities in Malaysia like Johor Bahru or Kuala Lumpur. Don't be discouraged though, because it can be an opportunity to better integrate into local life.
Seremban is expanding away from its center. Seremban 2 is a satellite town that has been developed about four kilometers from the city center of Seremban. The objective of this new area is to relocate the administrative and commercial district of the city center to a more organized area. There is less traffic in Seremban 2 than in the city center, and the new extension has many infrastructures such as Lake Gardens, City Park and the AEON Seremban 2 shopping center. The objective of this development was also to maintain most of the population of Seremban in the various residential areas of the city.
If you're looking for security and comfort, it's worth considering staying in gated residential communities like Chemara Hills or Bandar Ainsdale. Many units in these residential areas are currently vacant, and often the purchase or rental of such properties provides access to common facilities such as swimming pools, sports fields and halls, parking, etc.
Bandar Ainsdale is a beautiful residential area of 227 hectares with several lush parks and stunning lakes. The district, very well located, only 5 km away from Seremban, 35 km from KLIA (Kuala Lumpur International Airport), and 70 km from Kuala Lumpur. Badar Ainsdale offers two-storey houses and very well-equipped apartments for sale or for rent. This is one of the city's most popular residential areas. Chemara Hills, on the other hand, offers exclusive land ownership, and even an amphitheater located on the edge of a natural lake. The neighborhood sits on a beautifully landscaped elevated plateau.
Potential buyers or tenants can also look for their future home among other secure neighborhoods in or around Seremban. Places such as Green Street Homes, Vision Heights, Saujana Tropika S2 Heights or Residensi SIGC offer plenty of options while Other contiguous or semi-detached houses are also available for purchase in the residential areas of Bandar Sri Sedayan, Bandar Baru Enstek and Taman Seremban Jaya, among others.
Cost of buying and renting properties in Seremban
With the cost of real estate being considerable in the Klang Valley, many investors and property developers have turned to Negeri Sembilan. The region has significantly improved the quality and options for buying or renting properties. Despite such upgrades, prices remain attractive for expatriates settling in the region, as well as for locals.
Seremban continuously invests in its infrastructure, making it an attractive destination for investors. Property is currently cheap, partly because supply outstrips demand by far.
If you are looking to buy property in Seremban, you will be pleased to know that prices are cheaper than in other surrounding areas such as the Klang Valley. Land ownership appears to be the best value for buyers in Seremban, where bungalows and semi-detached houses typically cost between RM400,000 and RM1 million, and townhouses under RM400,000. While some older properties could require some upgrading, or are located in less popular areas, they are still much more affordable than similar real estate opportunities that can be found in places like Kuala Lumpur and Petaling Jaya.
If you opt for renting in Seremban, prices are usually very affordable. The average rental price for a furnished 85 square meter house in the most luxurious areas will cost you just over RM2,000 per month. Furnished and fully equipped accommodation of the same size in a less upmarket part of town would usually cost just over RM1,000 per month. These costs obviously depend greatly on the location of the residence you wish to rent and do not include the payment of services such as water and electricity.
Finding accommodation in Seremban
It is recommended that you contact a real estate agent if you are looking for accommodation in Seremban. They will be able to assist you in your search. Agency fees are the responsibility of the owner, so there will be no extra charge on your part if you choose this option. However, it is better to confirm this with the agency in question before you start your process.
You can also research rental options on accommodation websites, as they will give you an idea of whatever is available and current rental prices. If you are already in Seremban, it's also worth checking out the local newspapers or strolling around town while trying to spot the 'for rent' signs.
The Malaysian real estate market
The real estate market in Malaysia has been in crisis for a few years. Actually, the supply greatly exceeds the demand throughout the country, and Kuala Lumpur has not been not spared. According to Global Property Guide, an online property analysis platform, the value of many unsold apartments in Malaysia's biggest cities was estimated to be around RM18.48 billion ($4.41 billion) in August 2021.
The Covid-19 crisis in Malaysia obviously had something to do with it, but the problem dates well before 2020, which means that the coronavirus only had an accelerating effect on the Malaysian housing crisis. This national phenomenon is due to the construction of countless high-end residences over the last decade across the country, especially in major urban centers such as Kuala Lumpur and its outskirts, as well as in Seremban.
To address this issue, the Malaysian government has taken several measures. However, Global Property Guide estimates that the results of such measures would only have mitigated effects. To combat overbuilding, the authorities have, for example, tried to control speculation and reduce the number of additional construction sites by discouraging developers. Stamp duty has been revised upwards on properties worth more than RM1 million, from 3% to 4%, while tax on real estate gains has been increased by 5%. Nevertheless, these measures have been eased following the advent of the pandemic in order to provide a minimum of relief to developers and to promote economic recovery by encouraging investment.
Currently, the average value of a terraced house in Malaysia is around RM400,000. In Johor State, this average is around RM320,000 currently. For comparison, the average price of properties of the same type located in Kuala Lumpur is worth almost double, or around RM778,000. Prices continue to fall, creating opportunities for potential investors willing to bet on a recovery in the Malaysian property market in the near future, but it can be a risky bet. The beneficiaries of this situation are undoubtedly those who plan to settle long-term or permanently in Malaysia and buy a property to live there, but also potential tenants who can negotiate better prices.
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