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As of June 2025, the average apartment price in Kuala Lumpur stands at RM 560,000 (approximately US$120,000), with significant variations across different neighborhoods and property types.
The Kuala Lumpur apartment market has shown steady growth over the past five years, with city center prices rising by 50% since 2021. Current forecasts suggest continued price appreciation of 3-7% annually, driven by urbanization trends and infrastructure development across Malaysia's capital city.
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Kuala Lumpur apartment prices average RM 560,000 in 2025, with city center properties commanding RM 13,754 per square meter compared to RM 6,387 outside the center.
Premium neighborhoods like KLCC and Mont Kiara start from RM 1 million, while budget-friendly areas like Kepong offer apartments from RM 300,000.
| Price Range | Neighborhood Examples | Property Type |
|---|---|---|
| RM 300,000 - 500,000 | Kepong, Puchong, Cheras (older) | Studio to 2-bedroom |
| RM 500,000 - 1,000,000 | Setapak, Cheras Sentral, Bangsar South | 2-3 bedroom condos |
| RM 1,000,000 - 2,000,000 | Mont Kiara, Bangsar, TTDI | Premium 2-3 bedroom |
| RM 2,000,000+ | KLCC, Damansara Heights | Luxury units, penthouses |
| Annual Growth Rate | 3-7% projected for 2025 | All property types |
| Foreign Buyer Minimum | RM 1 million (federal territory) | All property types |
| Rental Yield | 4-6% annually | Investment properties |
How much does an apartment cost on average in Kuala Lumpur today?
The median apartment price in Kuala Lumpur stands at RM 560,000 as of June 2025, which translates to approximately US$120,000.
This median figure represents the middle point of all apartment transactions in the city, providing a realistic benchmark for buyers. The median price per square foot sits at RM 470 (US$100), offering another useful metric for property comparison.
Studio apartments in Kuala Lumpur typically range from RM 300,000 to RM 450,000 for new developments. For a standard 60-square-meter condominium, buyers can expect to pay around RM 900,000 on average. These figures reflect the current market dynamics as we reach mid-2025.
The pricing structure varies significantly based on location, with city center properties commanding premium rates compared to suburban areas. New launches often come with developer incentives that can affect the final purchase price.
It's something we develop in our Malaysia property pack.
How have apartment prices in Kuala Lumpur changed over the past 5 years and 1 year?
Kuala Lumpur apartment prices have experienced substantial growth over the past five years, with city center properties rising from RM 9,143 per square meter in 2021 to RM 13,754 in 2024.
This represents an impressive 50% increase over the five-year period, indicating strong market momentum. The growth has been particularly pronounced in prime locations, where demand from both local and international buyers has remained robust.
In the most recent 12-month period from 2023 to 2024, city center apartment prices increased from RM 12,892 to RM 13,754 per square meter. This 6.7% annual growth demonstrates continued market strength despite global economic uncertainties.
Property transaction volumes have also surged by 23.8% in early 2024, reflecting strong buyer confidence and market liquidity. This increased activity has contributed to upward price pressure across different property segments.
The consistent price appreciation over both short and long-term periods indicates a maturing market with solid fundamentals supporting ongoing value growth.
What are the forecasts for apartment prices in Kuala Lumpur over the next 1, 5, and 10 years?
Short-term forecasts for 2025 predict apartment price increases of 3-7% over 2024 values, with variation depending on specific location and property type.
This projected growth reflects continued urbanization trends and infrastructure development across Kuala Lumpur. New transportation projects and commercial developments are expected to drive demand in emerging neighborhoods.
Medium-term projections for the next five years suggest continued annual growth of 3-7%, barring major economic disruptions. This sustained growth trajectory is supported by Malaysia's stable political environment and ongoing economic development.
Long-term forecasts over the next decade anticipate steady upward price trends, though potentially at a slower pace as the market reaches greater maturity. Infrastructure projects including new MRT lines and commercial centers will continue supporting property values.
Government policies favoring homeownership and foreign investment are expected to maintain market momentum throughout the forecast period.
What are the average apartment prices per square meter in Kuala Lumpur, and how does it vary by area?
| Area Type | Price per Sq. Meter (RM) | Price per Sq. Meter (USD) |
|---|---|---|
| KLCC & Bukit Bintang | 13,754 | ~US$3,140 |
| Premium Suburbs (Mont Kiara, Bangsar) | 12,000-15,000 | ~US$2,740-3,430 |
| Mid-tier Areas (Setapak, Cheras Sentral) | 8,000-10,000 | ~US$1,830-2,290 |
| Outside City Centre Average | 6,387 | ~US$1,460 |
| Budget Areas (Kepong, Puchong) | 4,000-6,000 | ~US$910-1,370 |
| Emerging Neighborhoods | 5,000-8,000 | ~US$1,140-1,830 |
| Luxury Developments | 15,000+ | ~US$3,430+ |
Which neighborhoods in Kuala Lumpur are the most expensive, most up-and-coming, and most budget-friendly for buying an apartment?
The most expensive neighborhoods in Kuala Lumpur command premium prices due to their central locations and established prestige.
**Most Expensive Neighborhoods:**1. KLCC (Kuala Lumpur City Centre) - Starting from RM 1.5 million for apartments2. Bangsar - Premium lifestyle area with RM 1-2 million typical range 3. Mont Kiara - Expat-friendly enclave from RM 800,000-1.5 million4. Damansara Heights - Elite residential area exceeding RM 1 million5. Ampang Hilir/Embassy Row - Diplomatic quarter with luxury pricing**Up-and-Coming Neighborhoods:**1. Bangsar South - New commercial hub with modern developments2. Setapak - MRT connectivity driving growth and development3. Cheras Sentral - Emerging mixed-use developments4. Sentul - Urban regeneration area with new projects5. Kepong (selected projects) - Infrastructure improvements boosting appeal**Budget-Friendly Areas:**1. Kepong - Apartments starting from RM 300,0002. Puchong - Affordable family-oriented developments3. Sungai Besar - Entry-level pricing for first-time buyers4. Cheras (older developments) - Established area with value pricing5. Wangsa Maju - Mature township with reasonable pricesIt's something we develop in our Malaysia property pack.
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What are examples of recent apartment purchases in Kuala Lumpur across different budgets and locations?
Recent apartment transactions in Kuala Lumpur demonstrate the wide price range available across different property types and locations.
Studio apartments (450 square feet) in city fringe areas have sold for RM 386,500 to RM 450,000. These compact units appeal to young professionals and investors seeking rental income opportunities.
Two-bedroom condominiums (850 square feet) in Mont Kiara have transacted between RM 850,000 and RM 1,000,000. These properties typically feature modern amenities and attract expatriate residents.
Luxury penthouses (1,076 square feet) in KLCC have commanded prices of RM 2.5 to RM 2.7 million. These premium units offer city views and exclusive facilities for high-net-worth buyers.
Affordable new launches in emerging areas like Setapak and Cheras (556-1,020 square feet) have sold for RM 413,000 to RM 600,000. Family-size units (1,350-2,210 square feet) in established Bangsar have transacted between RM 1.2 and RM 2.2 million.
What are the typical fees, taxes, and hidden costs when buying an apartment in Kuala Lumpur?
Stamp duty represents one of the largest upfront costs, with a tiered structure reaching up to 4% for properties exceeding RM 1 million.
First-time buyers enjoy stamp duty exemption for properties valued at RM 500,000 or below, a benefit available until December 2025. This exemption can save buyers up to RM 15,000 on their purchase.
Legal fees typically range from 0.25% to 1% of the purchase price, covering documentation and title transfer processes. Agent fees, usually paid by the seller, can reach up to 3% of the property price, though foreigners may share this cost in some states.
Ongoing costs include quit rent (land tax) at approximately RM 0.035 per square foot annually and assessment rate at 4% of estimated annual rental value. Condominium maintenance fees range from RM 0.20 to RM 0.50 per square foot monthly, varying by development quality and facilities.
Utility deposits typically require two months' estimated usage as security, while property insurance adds another ongoing expense for homeowners to consider.
What are the financing options available for buying an apartment in Kuala Lumpur, and what would a typical mortgage look like?
Malaysian banks offer loan-to-value ratios up to 90% for the first two properties for Malaysian citizens, dropping to 70% for the third property.
Interest rates as of June 2025 range from 4.2% to 4.4% per annum for both variable and fixed-rate loans, with terms typically spanning 20 to 35 years. Foreign buyers may face higher minimum equity requirements depending on their residency status.
For a typical RM 560,000 apartment with a 20-year loan at 4.3% interest, monthly repayments would approximate RM 2,800. This calculation assumes a 10% down payment, leaving RM 504,000 to be financed.
Government-backed schemes include SJKP (for civil servants), PR1MA (for middle-income buyers), and HouzKEY (100% financing for eligible applicants). Flexi loans allow partial payments toward principal, while fixed-rate options provide payment certainty.
Some developers offer attractive financing packages, including interest-bearing schemes during construction periods for off-plan purchases.
How do apartment prices in Kuala Lumpur compare to other similar major cities in the region or globally?
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.
What are the best apartment options in Kuala Lumpur if I plan to live there myself?
KLCC, Bangsar, and Mont Kiara offer the premium lifestyle options for those prioritizing luxury amenities and expatriate-friendly environments.
These established neighborhoods provide excellent access to international schools, premium shopping centers, and diverse dining options. The infrastructure is well-developed with reliable utilities and transportation links.
Bangsar South, Cheras, and Setapak present compelling value propositions for residents seeking modern amenities at more accessible price points. These areas benefit from new infrastructure development and growing commercial facilities.
Family-oriented buyers should consider Damansara Heights, TTDI, and Desa ParkCity for their green spaces, quality schools, and community atmosphere. These neighborhoods offer larger unit sizes suitable for growing families.
Budget-conscious residents can find quality options in Kepong, Puchong, and older Cheras developments, where established amenities and good transportation links provide practical living solutions at affordable prices.
What are the smartest apartment investment choices in Kuala Lumpur for renting out short term vs long term?
Short-term rental investments perform best in KLCC, Bukit Bintang, and Mont Kiara due to high demand from expatriates, business travelers, and tourists.
These prime locations command premium daily rates and maintain high occupancy levels throughout the year. Properties near convention centers, shopping districts, and tourist attractions generate the strongest short-term rental returns.
Long-term rental investments should focus on Bangsar South, Setapak, and Cheras, where growing local populations and student communities provide stable tenant demand. These areas offer better rental yields with lower management intensity.
Properties near universities, business districts, and MRT stations tend to maintain consistent long-term tenancy. The emerging neighborhoods often provide better rental yield ratios compared to established premium areas.
Consider apartments with good facilities and layouts that appeal to both demographic segments, providing flexibility to switch rental strategies based on market conditions.
What are the best apartment investment strategies if I want to buy now and resell at a higher price later?
Focus on emerging areas with confirmed infrastructure projects, particularly locations near new MRT or LRT lines under construction.
Setapak and Sentul present strong capital appreciation potential due to urban regeneration projects and improved connectivity. These neighborhoods are experiencing gentrification that typically drives property values upward.
Target new launches with early-bird pricing and developer incentives, as these often provide immediate equity gains upon completion. Off-plan purchases in established developers' projects can offer significant upside potential.
Consider renovating and upgrading older units in established areas like older parts of Bangsar or TTDI, where value-add strategies can substantially increase resale prices. Focus on properties with good bones in prime locations.
Monitor government incentives and policy changes that may affect property markets, such as foreign buyer policies or development regulations that could impact future supply and demand dynamics.
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.
Kuala Lumpur's apartment market in 2025 presents compelling opportunities for both residents and investors, with median prices at RM 560,000 offering regional affordability.
The combination of steady price appreciation, diverse neighborhood options, and favorable financing conditions makes Kuala Lumpur an attractive destination for property investment in Southeast Asia.
Sources
- iProperty Malaysia Transaction Prices
- BambooRoutes Kuala Lumpur Real Estate Market
- BambooRoutes KL Price Forecasts
- Numbeo Kuala Lumpur Cost of Living
- BambooRoutes KL Property Analysis
- Met Property Market Report
- WargaBiz Expensive Neighborhoods
- InvestAsian KL Neighborhoods
- LoanStreet Malaysia Property Costs
- RinggitPlus Home Loan Rates
-Average Property Prices in Kuala Lumpur: Complete 2025 Guide
-Kuala Lumpur Property Price Forecasts: What to Expect
-Kuala Lumpur Real Estate Market Analysis and Trends
-KL Property Price Trends: 5-Year Market Overview
-Kuala Lumpur Property Investment Opportunities