What is the average apartment price in Kuala Lumpur?

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BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Kuala Lumpur. If you'd like to learn more about us, you can check our presentation page.

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At BambooRoutes, we explore the Malaysian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Kuala Lumpur, Johor Bahru, and Penang. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What's the current average apartment price in Kuala Lumpur?

The current average apartment price in Kuala Lumpur is RM794,467 as of September 2025, which translates to approximately US$180,000.

New apartments specifically average RM708,402, showing that newer developments tend to be priced slightly below the overall market average. The price per square foot for condos citywide averages RM1,200, though this varies significantly based on location and amenities.

Budget districts like Cheras and Kepong offer condos at RM400 per square foot, while premium locations such as KLCC and Damansara Heights command over RM2,000 per square foot. This wide price range makes Kuala Lumpur accessible to both first-time buyers and luxury investors.

It's something we develop in our Malaysia property pack.

How do prices differ between studio, one-bedroom, two-bedroom, and larger apartments?

Studio apartments in Kuala Lumpur typically range from RM300,000 to RM450,000, primarily found in areas like Cheras, Kepong, and Setapak.

One-bedroom condos cost between RM450,000 and RM800,000, representing the mid-range segment that attracts young professionals and small families. Two-bedroom apartments range from RM700,000 to RM1,200,000, offering more space for growing families or investors seeking rental income.

Three-bedroom condos command significantly higher prices, ranging from RM1.2 million to RM3 million, depending on location and luxury features. Luxury condos and penthouses start at RM2 million and can exceed RM5 million in prime locations like KLCC and Damansara Heights.

For example, a 450-square-foot studio in Cheras costs around RM350,000, while a 850-square-foot two-bedroom condo in Bangsar South is priced at RM800,000, and a 1,200-square-foot three-bedroom unit in Mont Kiara reaches RM1.3 million.

Which neighborhoods or districts have the most expensive apartments right now?

KLCC stands as the most expensive district for apartments in Kuala Lumpur, with condo prices ranging from RM1,393 to RM1,858 per square foot.

Damansara Heights, Bukit Tunku, Bangsar, and Ampang Hilir (Embassy Row) represent the ultra-premium segments, where prestige locations and proximity to embassies drive prices up to RM47 million for luxury properties. Mont Kiara commands RM929 to RM1,300 per square foot, making it popular among expatriates and affluent locals.

Bangsar remains consistently expensive at RM1,115 to RM1,486 per square foot, known for its vibrant nightlife and upscale dining scene. These premium districts typically offer apartments ranging from RM1.5 million to over RM5 million, with penthouses and luxury units commanding the highest premiums.

Which areas are considered budget-friendly but still good for investment?

Cheras, Kepong, Setapak, Bukit Jalil, and Desa Petaling offer the best value propositions for budget-conscious investors in Kuala Lumpur.

1. **Cheras**: Condos start from RM225,000, with excellent connectivity via LRT and upcoming MRT lines2. **Kepong**: Offers affordable units from RM350,000 with strong rental demand from working professionals3. **Setapak**: Features growing infrastructure development and prices starting at RM300,0004. **Bukit Jalil**: Benefits from sports facilities and transport links, with condos from RM400,0005. **Desa Petaling**: Provides budget-friendly options with good potential for capital appreciation

These areas typically offer price ranges of RM464 to RM743 per square foot, making them accessible to first-time buyers while providing solid rental yields of 4.6% to 6.2%. The combination of improving infrastructure and growing demand makes these districts particularly attractive for long-term investment strategies.

What up-and-coming neighborhoods are showing strong growth potential?

Bangsar South, Cheras Sentral, and parts of Setapak are emerging as the strongest growth areas in Kuala Lumpur's apartment market.

Bangsar South benefits from its strategic location and ongoing urban development projects, making it particularly attractive to young professionals and expatriates. Cheras Sentral is experiencing rapid transformation due to improved connectivity through new transit lines and urban renewal initiatives.

Setapak shows promising growth potential driven by infrastructure improvements and its proximity to educational institutions, creating sustained rental demand. These up-and-coming areas are driven by major infrastructure projects, including new LRT and MRT lines, urban renewal programs, and increasing commercial development.

Investment in these emerging neighborhoods typically offers higher capital appreciation potential compared to established premium areas, making them ideal for investors seeking medium to long-term growth rather than immediate luxury.

How have average apartment prices changed over the past 5 years?

Kuala Lumpur apartment prices have grown by over 12.8% nationally from 2019 to 2024, with the city outperforming the national average, particularly in mid-range and city-center segments.

The Kuala Lumpur condo market demonstrated resilience despite global economic uncertainties, showing steady appreciation especially in areas with ongoing infrastructure development. Premium districts like KLCC and Mont Kiara experienced more modest but consistent growth, while emerging areas like Bangsar South and Cheras showed accelerated price increases.

Transit-linked developments saw the strongest price appreciation, with apartments near new LRT and MRT stations commanding premium pricing. The market benefited from Malaysia's relative economic stability and continued foreign investment in the property sector.

This growth pattern indicates a healthy market with sustainable appreciation rates, avoiding the dramatic boom-bust cycles seen in some regional markets.

How have prices moved compared to just one year ago?

Kuala Lumpur apartment prices rose 4.2% year-on-year in 2024, showing continued momentum in the market.

Projects near ongoing transit developments commanded particular premiums, with some areas seeing increases of 6-8% due to improved connectivity. The rental market also strengthened significantly, with rents rising approximately 10% in 2024, supporting investor confidence and apartment valuations.

Mid-range apartments in established areas like Petaling Jaya and Mont Kiara saw steady 3-5% appreciation, while budget-friendly districts experienced higher growth rates of 5-7% as affordability attracted new buyers. Luxury segments in KLCC and Damansara Heights showed more modest increases of 2-4%, reflecting market maturity in premium locations.

The consistent price growth across different segments indicates broad-based market strength rather than speculative bubbles in specific areas.

What are the forecasts for apartment prices in Kuala Lumpur in the next 1 year, 5 years, and 10 years?

Time Period	Forecast Growth	Key Drivers
2026 (1 year)	3-7% annual appreciation	Infrastructure completion, steady demand
5 years (2025-2030)	4-7% CAGR	Major infrastructure projects, economic growth
10 years (2025-2035)	Positive but moderate	Infrastructure maturity, selective growth
Luxury segment	Modest growth	Oversupply concerns in premium market
Emerging areas	Above-average growth	Infrastructure development, urbanization

The 10-year outlook remains positive, especially for areas benefiting from major infrastructure projects, though the luxury condo segment may see only modest growth due to current oversupply conditions. Areas with completed transit links and established connectivity are expected to show the most sustainable long-term appreciation.

What additional costs should I expect beyond the listed price, such as fees, taxes, and closing costs?

Expect to pay an additional 4-6% of the purchase price in transaction costs and fees when buying an apartment in Kuala Lumpur.

Stamp duty follows a progressive structure: 1% on the first RM100,000, 2% on the next RM400,000, 3% on the next RM500,000, and 4% on amounts exceeding RM1 million. First-time buyers enjoy stamp duty exemption up to RM500,000 until the end of 2025.

Legal fees are calculated progressively at 1% on the first RM500,000, then declining rates on higher amounts. Real estate agent commissions typically range from 2-3% and are often negotiable depending on the property value and market conditions.

Additional costs include property valuation fees, loan agreement charges, and various administrative expenses. These transaction costs exclude your down payment requirement, which typically ranges from 10-20% for Malaysian buyers and 30-50% for foreign investors.

What are the typical mortgage conditions and affordability levels for buying an apartment?

Malaysian citizens can obtain up to 90% financing for their first home purchase, with interest rates currently ranging from 3% to 5%.

Foreign buyers face more restrictive conditions, typically accessing 50-70% loan-to-value ratios with higher down payment requirements and property purchase minimums of RM1 million. Monthly repayments for a RM500,000 apartment over 30 years at 4.5-5.5% interest would be approximately RM2,300-2,500.

Banks generally require borrowers to have a debt-service ratio not exceeding 70% of their monthly income, making affordability calculations crucial before apartment purchase. The Malaysian market offers relatively favorable mortgage conditions compared to neighboring countries, with stable interest rates and established banking relationships for property financing.

Pre-approval processes typically take 2-4 weeks, and banks may require additional documentation for foreign buyers, including income verification from their home countries.

What makes the most sense financially: buying to live in, renting out short-term, renting out long-term, or buying to resell later?

Long-term rental investment currently offers the most attractive risk-adjusted returns in the Kuala Lumpur apartment market, with yields averaging 4.6-6.2% in preferred investment areas.

Buying to live provides the best option for long-term stability in mature areas like Bangsar, Mont Kiara, TTDI, and Damansara Heights, where established communities and amenities offer quality lifestyle benefits. Short-term rental works best in tourist-focused areas like KLCC, Bukit Bintang, Bangsar South, and Mont Kiara, where expatriate and business travel demand supports higher nightly rates.

Reselling or "flipping" shows the best prospects in up-and-coming, transit-linked areas, though investors should avoid the luxury segment due to current oversupply conditions. The buy-and-hold strategy in emerging neighborhoods like Cheras Sentral and parts of Setapak offers strong capital appreciation potential over 5-10 year periods.

It's something we develop in our Malaysia property pack.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Malaysia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

How do average apartment prices in Kuala Lumpur compare to other major cities in the region or similar global cities?

City	Price-to-Income Ratio	Price/SqFt (Center)	Mortgage Rate
Kuala Lumpur	7.9	RM1,257	4.57%
Bangkok	28.6	Higher	9.23%
Jakarta	11.5	Comparable	9.23%
Ho Chi Minh City	34.0	RM1,772	9.23%
Singapore	13.3	Much higher	3.5%

Kuala Lumpur remains significantly more affordable than other major Southeast Asian capitals, with much lower mortgage rates than Thailand, Indonesia, and Vietnam. Singapore commands substantially higher apartment prices despite slightly lower mortgage rates, making Kuala Lumpur particularly attractive for regional property investment.

The combination of affordable pricing, accessible financing, and strong infrastructure development positions Kuala Lumpur as one of the most attractive apartment markets in the region for both local and international investors.

It's something we develop in our Malaysia property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. BambooRoutes Kuala Lumpur Price Forecasts
2. Aparthotel Malaysia Analysis
3. BambooRoutes Average Property Price Kuala Lumpur
4. InvestAsian Kuala Lumpur Neighborhoods
5. WargaBiz Most Expensive Neighbourhoods Malaysia
6. CT Properties Affordable Areas Klang Valley
7. BambooRoutes Average Apartment Price Bangkok
8. Global Property Guide Malaysia Price History
9. LivinMalaysia Cost of Living Guide
10. TS2 Tech Kuala Lumpur Real Estate 2025