What is the average house price in Kuala Lumpur?

Last updated on June 18, 2025

Authored by the expert who managed and guided the team behind the Malaysia Property Pack

Yes, the analysis of Kuala Lumpur's property market is included in our pack

As of June 2025, the average house price in Kuala Lumpur varies significantly by property type and location, with condos ranging from RM400-2,500 per square foot and landed houses from RM400-1,600 per square foot.

Prime areas like KLCC command premium prices of RM1,200-2,500+ per square foot for condos, while up-and-coming neighborhoods like Bukit Jalil offer more affordable options at RM600-1,000 per square foot. The Kuala Lumpur property market has shown steady growth with prices increasing 3-7% in 2025, and forecasts suggest continued appreciation driven by infrastructure development and foreign investment demand.

If you want to go deeper, you can check our pack of documents related to the real estate market in Malaysia, based on reliable facts and data, not opinions or rumors.

Quick Summary:

Kuala Lumpur's property market offers diverse options from affordable suburban landed houses starting at RM400 per square foot to luxury KLCC condos exceeding RM2,500 per square foot.

The market is experiencing steady growth with 3-7% price increases in 2025, favorable mortgage conditions for locals (up to 90% LTV), and attractive rental yields of 4-6% compared to regional peers.

Area	Property Type	Price Range (RM/sqft)	Target Buyer
KLCC	Luxury Condos	1,200-2,500+	Expats, Investors
Mont Kiara	Condos/Landed	600-1,500	Expatriate Families
Bangsar	Mixed Properties	700-1,600	Young Professionals
Bukit Jalil	Condos/Landed	500-1,000	First-time Buyers
Suburban Areas	Landed Houses	400-800	Local Families
KLCC Studios	Apartments	300,000-450,000 total	Young Professionals
General Landed	Houses	500,000+ total	Families

Who is the author of this content?

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 Malaysia. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

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 types of properties are available in Kuala Lumpur's market?

The Kuala Lumpur property market offers four main property types that cater to different buyer profiles and investment strategies.

Condos and apartments dominate the urban landscape, ranging from studio units in emerging areas to luxury penthouses in KLCC. High-rise living is particularly popular among young professionals, expats, and investors seeking rental income. These properties typically offer modern amenities like swimming pools, gyms, and 24-hour security.

Landed houses include terrace houses, semi-detached homes, and bungalows, primarily located in suburban neighborhoods. Local families prefer these properties for the additional space, privacy, and potential for customization. Landed houses also offer better long-term value retention and are often passed down through generations.

Residential land is available for custom builds, typically in outer districts where development costs are lower. This option appeals to buyers seeking complete control over their home design and those looking for long-term capital appreciation as areas develop.

Government-backed affordable housing schemes provide apartments for first-time buyers and middle-income groups, offering subsidized prices and favorable financing terms.

Which neighborhoods in Kuala Lumpur are most relevant for property buyers right now?

KLCC stands as Kuala Lumpur's premier neighborhood, featuring iconic luxury condos with the highest rental demand and serving as the primary expat hotspot.

Mont Kiara has established itself as the premium expatriate enclave, offering high-rise living with proximity to international schools and a large expat community. The area maintains strong rental demand from multinational company employees and diplomatic families.

Bangsar attracts young professionals and expats with its trendy, vibrant atmosphere, featuring a mix of dining, entertainment, and cultural venues. The neighborhood offers excellent connectivity to the city center and maintains consistent property appreciation.

Desa ParkCity appeals to families seeking a self-contained community with green spaces, international schools, and comprehensive amenities. The development's master-planned environment ensures stable property values and strong resale potential.

Up-and-coming areas include Sri Hartamas, Taman Tun Dr Ismail (TTDI), and Bukit Jalil, which benefit from new infrastructure projects and lifestyle developments while maintaining more affordable entry points.

What are the average prices per square foot for different property types across Kuala Lumpur?

Property prices in Kuala Lumpur vary dramatically based on location and property type, with premium areas commanding significantly higher rates than suburban locations.

Area	Condos/Apartments (RM/sqft)	Landed Houses (RM/sqft)	Market Position
KLCC	1,200–2,500+	N/A	Ultra-luxury segment
Mont Kiara	800–1,500	600–1,200	Premium expatriate area
Bangsar	700–1,400	900–1,600	Trendy professional district
Desa ParkCity	800–1,400	800–1,500	Family-oriented township
Bukit Jalil	600–1,000	500–900	Emerging growth area
Suburban Areas	400–800	400–700	Entry-level markets

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

What is the total purchase price including all fees and costs?

The total cost of purchasing property in Kuala Lumpur extends beyond the purchase price to include various taxes, fees, and renovation expenses that buyers must factor into their budget.

Stamp duty ranges from 1-4% of the property price, though first-time homebuyers enjoy full exemption for properties valued at RM500,000 or below until the end of 2025. This government incentive significantly reduces entry costs for eligible buyers in the affordable housing segment.

Legal fees typically cost 0.5-1% of the purchase price, calculated on a tiered structure where higher-value properties benefit from lower percentage rates. These fees cover property transfer documentation, title searches, and legal representation during the transaction process.

Agent commissions of 2-3% are usually paid by the seller, though buyers should confirm this arrangement during negotiations. Additional costs include loan agreement fees, property valuation fees, and insurance premiums.

Renovation costs vary substantially based on property condition and buyer preferences. Condos typically require RM30,000-100,000 for basic to moderate upgrades, while landed houses may need RM50,000-200,000 or more for comprehensive renovations including kitchen, bathroom, and flooring updates.

How have Kuala Lumpur property prices changed over recent years?

The Kuala Lumpur property market has demonstrated steady growth over the past five years, with national property prices increasing 12.8% from 2019-2024, representing a 3.4% inflation-adjusted gain.

The city specifically experienced modest growth through most of this period, followed by a notable surge in both transaction values and volumes during 2024-2025. This acceleration reflects increased buyer confidence, improved economic conditions, and renewed foreign investor interest.

As we reach mid-2025, property prices are forecast to rise 3-7% overall, with certain hotspots experiencing increases up to 9.7%. The rental market has shown particularly strong performance, with rental rates up 9.9% in 2025, indicating robust demand from tenants.

This growth pattern reflects the market's recovery from earlier uncertainty, supported by government policy initiatives, infrastructure development projects, and Malaysia's attractive investment environment compared to regional neighbors.

Transaction volumes have increased alongside price appreciation, suggesting genuine market demand rather than speculative bubbles, providing confidence for both owner-occupiers and investors considering the Kuala Lumpur market.

What are the price forecasts for Kuala Lumpur properties in the coming years?

Property price forecasts for Kuala Lumpur show continued appreciation across different time horizons, driven by urbanization trends, infrastructure development, and sustained investment demand.

For 2026, market analysts project a 3-7% price increase, reflecting steady economic growth, controlled inflation, and continued government support for the property sector. This moderate growth rate indicates a healthy, sustainable market trajectory.

The five-year outlook through 2030 suggests a compound annual growth rate (CAGR) of 6.6% for Malaysia's property market, with Kuala Lumpur expected to outperform the national average due to its economic importance and infrastructure advantages.

Looking toward 2035, the ten-year forecast anticipates continued robust growth driven by ongoing urbanization, major infrastructure projects like the MRT expansion, and Malaysia's position as a regional business hub. However, these projections remain subject to interest rate fluctuations and potential regulatory changes.

Growth drivers include the continued development of Greater Kuala Lumpur as a megacity, increased foreign direct investment, and Malaysia's appeal as an affordable alternative to Singapore and Hong Kong for both residents and investors.

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What mortgage options are available for locals versus foreigners?

Mortgage accessibility in Malaysia varies significantly between local and foreign buyers, with locals enjoying more favorable terms and higher loan-to-value ratios.

Local buyers can access up to 90% loan-to-value financing with competitive interest rates ranging from 3.5-4.5%, loan terms extending up to 35 years, and generally high approval rates from local banks. Malaysian citizens benefit from established credit systems and government-backed financing schemes.

Foreign buyers face stricter requirements including a minimum property purchase price of RM1 million, loan-to-value ratios limited to 70-80%, and more extensive documentation requirements. Interest rates for foreigners typically run 0.5-1% above local rates, though major banks still provide accessible financing options.

The approval process for foreigners involves additional scrutiny of income sources, employment stability, and existing debt obligations. However, established international banks in Malaysia maintain dedicated foreign buyer programs with experienced loan officers who understand expat needs.

Both local and foreign buyers benefit from Malaysia's competitive banking sector, with multiple institutions offering property financing and banks competing on rates and terms to attract qualified borrowers.

Which are the most expensive, up-and-coming, and affordable areas in Kuala Lumpur?

Kuala Lumpur's property market clearly segments into distinct price tiers, offering options for buyers across different budget ranges and investment strategies.

The most expensive areas include KLCC, Mont Kiara, Bangsar, and Desa ParkCity, where luxury condos and premium landed houses command top prices. These neighborhoods offer prestige addresses, excellent amenities, and strong rental demand from high-income tenants.

Up-and-coming areas present the best growth potential, including Bukit Jalil, Cheras, Kepong, and Setapak. These neighborhoods benefit from new infrastructure projects, shopping developments, and improved connectivity to the city center. Early investors in these areas often see superior capital appreciation as development progresses.

The most affordable areas include outer suburbs like Ampang, Cheras, and Kepong, along with government affordable housing projects. These locations serve first-time buyers and families seeking homeownership at accessible price points.

Smart buyers often target the transition zones between expensive and affordable areas, where gentrification and development create opportunities for capital appreciation while maintaining reasonable entry costs.

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

What areas and property types make the most sense for owner-occupiers?

Owner-occupiers should prioritize location convenience, lifestyle fit, and long-term value retention when selecting properties in Kuala Lumpur.

Working professionals and expats typically prefer central condos in KLCC, Bangsar, or Mont Kiara for proximity to business districts, international amenities, and public transportation. These areas offer the convenience of urban living with access to restaurants, shopping, and cultural activities.

Families with children should consider landed houses in Desa ParkCity, TTDI, or Sri Hartamas, which provide more space, privacy, and access to quality schools. These neighborhoods offer family-friendly environments with parks, recreational facilities, and established expat communities.

Young professionals on tighter budgets can find excellent value in studio or one-bedroom condos in Bukit Jalil or Cheras, particularly near LRT lines that provide easy access to the city center. These areas offer modern amenities at more affordable prices.

Retirees often prefer quieter neighborhoods with good healthcare access, making areas like TTDI or certain parts of Bangsar attractive for their established infrastructure and peaceful environments.

The key is matching property type and location to lifestyle needs while considering long-term resale potential and ongoing maintenance costs.

infographics rental yields citiesKuala Lumpur

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 rental investment options for short-term versus long-term rentals?

Kuala Lumpur offers distinct opportunities for both short-term and long-term rental investments, each with specific location and property type preferences.

Short-term rental properties, particularly Airbnb, perform best in tourist-focused areas including KLCC, Bukit Bintang, Bangsar, and Chinatown. These locations benefit from high tourist demand, with median host incomes around RM45,000 per year, 58% occupancy rates, and average daily rates of RM218.

Long-term rental investments should target expat and professional communities in Mont Kiara, Bangsar, TTDI, and KL Sentral. These areas maintain steady tenant pools from multinational companies, embassies, and local professionals, offering rental yields of 4-6% with lower management requirements than short-term rentals.

Successful short-term rental properties require excellent interior design, professional photography, responsive guest communication, and compliance with local regulations. Investors should factor in higher maintenance costs, cleaning services, and potential regulatory changes affecting short-term rentals.

Long-term rentals offer more predictable income streams, lower turnover costs, and simpler management requirements. The key is selecting properties in areas with consistent demand from stable tenant demographics like expat families or working professionals.

Both strategies benefit from properties near public transportation, shopping centers, and dining options that attract either tourists or long-term residents seeking convenience and lifestyle amenities.

What strategies work best for buy-to-resell property investments?

Successful buy-to-resell strategies in Kuala Lumpur focus on timing, location selection, and understanding development cycles to maximize capital appreciation.

The most effective strategy involves purchasing in up-and-coming areas before major infrastructure projects complete, allowing investors to benefit from area transformation and increasing property values. Areas like Bukit Jalil, Cheras, Kepong, and Setapak currently offer these opportunities with new malls, transit developments, and lifestyle amenities under construction.

Targeting mid-range condos or landed houses with high rental demand provides dual benefits of rental income during the holding period and capital appreciation for eventual resale. Properties priced between RM500,000-1,500,000 often see the strongest appreciation as they remain accessible to a broad buyer pool.

Investors should exercise caution in the luxury segment, where oversupply of luxury condos may limit short-term capital gains. The high-end market requires longer holding periods and deeper understanding of specific buyer preferences.

Successful buy-to-resell investors often focus on properties requiring minor renovations or updates, allowing them to add value through improvements while benefiting from market appreciation. This strategy works particularly well in established neighborhoods where modern upgrades can significantly increase property appeal.

Timing exits around infrastructure completion, new development announcements, or area gentrification can maximize returns, making market research and area development tracking essential for success.

How do Kuala Lumpur property prices compare to other Asian cities?

Kuala Lumpur maintains a competitive position in the Asian property market, offering attractive value compared to regional financial centers while providing superior yields to many established markets.

Price per square foot analysis shows KL is significantly more affordable than Singapore, Hong Kong, and Tokyo, making it accessible to a broader range of international buyers and investors. However, KL commands higher prices than emerging markets in Vietnam, Indonesia, or the Philippines, reflecting its developed infrastructure and established economy.

Value growth in Kuala Lumpur demonstrates steady, sustainable appreciation patterns compared to the volatile boom-bust cycles seen in some regional markets. This stability makes KL attractive for both conservative investors and those seeking predictable returns.

Rental yields in Kuala Lumpur average 4-6%, significantly higher than Singapore's 2-3% and Hong Kong's 2-3%, making KL more attractive for income-focused investors. These yields reflect the city's strong rental demand relative to property prices.

The Malaysian property market benefits from political stability, established legal frameworks for foreign ownership, and English-language business environment, providing confidence that often compensates for potentially lower absolute price appreciation compared to frontier markets.

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 property market offers compelling opportunities for both investors and owner-occupiers, with diverse options across different price segments and strong fundamentals supporting continued growth.

The combination of affordable pricing compared to regional peers, attractive rental yields, accessible financing, and ongoing infrastructure development makes KL an attractive destination for property investment in 2025 and beyond.