What is the average price per sqm 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.

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, Penang, and Johor Bahru. 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 price per square meter in Kuala Lumpur?

The average price per square meter for residential properties in Kuala Lumpur ranges from RM1,200 to RM1,500 in typical city center areas as of September 2025.

For standard condominiums and apartments in central locations, prices typically fall within the RM1,200-RM1,500 per square meter range. However, this baseline can vary significantly depending on the specific neighborhood and building quality.

New developments and luxury properties command much higher prices, reaching RM1,500 to RM2,000 per square foot, which translates to approximately RM16,150 to RM21,528 per square meter. These premium rates are primarily found in prestigious areas like KLCC, Bangsar, Mont'Kiara, and Bukit Damansara.

Budget-conscious buyers can find more affordable options in emerging neighborhoods and outskirt areas, where prices can start from around RM4,400 per square meter for newer developments in locations like Setapak, Cheras, and Bukit Jalil.

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

How do prices differ between condos, landed houses, serviced apartments, and luxury properties?

Property type significantly impacts pricing in Kuala Lumpur's residential market, with each category serving different buyer segments and investment strategies.

Property Type	Price Range per sq m	Key Characteristics
Standard Condominiums	RM4,400 - RM10,800	Most common residential option, wide price range
Landed Houses	RM5,300 - RM6,500	Terraced, semi-detached, and bungalows
Serviced Apartments	RM6,500 - RM16,200	Newer projects with amenities and services
Luxury High-Rise	RM16,200+	Premium locations like KLCC and Bangsar
Entry-Level Units	RM4,400 - RM5,900	Outskirt locations and government schemes

Which neighborhoods are the most expensive, which ones are budget-friendly, and which areas are up-and-coming?

Kuala Lumpur's property market shows distinct price tiers based on location, infrastructure, and development status.

The most expensive neighborhoods include KLCC (Kuala Lumpur City Centre), Bukit Damansara, Bangsar, and Mont'Kiara, where luxury properties regularly exceed RM16,000 per square meter. These areas offer premium amenities, excellent connectivity, and established expat communities.

Budget-friendly options are found in outskirt areas like Bukit Jalil, Kepong, Cheras, Setapak, and Wangsa Maju, where new projects offer quality units under RM550,000 total price. These locations provide good value for money while maintaining reasonable access to city center amenities.

Up-and-coming areas include Bangsar South, Setapak, Jalan Kuching, and Bukit Jalil, which benefit from major infrastructure improvements, new MRT connections, and significant development projects. These neighborhoods offer the best potential for capital appreciation over the next five to ten years.

Bangsar South has emerged as a key growth area with major corporate relocations and new commercial developments, while Setapak benefits from improved public transport links and affordable housing initiatives that attract young professionals and families.

How do prices vary depending on the size of the property, for example small units versus larger family homes?

Property size creates an inverse relationship between unit size and price per square meter in Kuala Lumpur's residential market.

Smaller units like studios and one-bedroom apartments typically command higher prices per square meter due to their efficiency and appeal to young professionals and investors. These units usually range from RM400,000 to RM700,000 in central Kuala Lumpur areas, with price per square meter often exceeding larger units in the same development.

Family homes with three or more bedrooms show lower price per square meter but higher total purchase costs, typically ranging from RM700,000 to RM2,000,000 depending on location and property type. The larger floor area allows developers to offer more competitive per-square-meter pricing while maintaining healthy profit margins.

Luxury family homes in exclusive enclaves like Bukit Damansara, Kenny Hills, and prime Bangsar areas regularly sell above RM3 million, representing the premium end of the family housing market. These properties often include landed titles, private gardens, and exclusive community amenities.

The sweet spot for many buyers appears to be two to three-bedroom units ranging from 800 to 1,200 square feet, offering balanced pricing, good rental potential, and future resale appeal across different market segments.

What are some real examples of recent purchase prices for different property types and locations?

Recent transaction data from September 2025 shows specific pricing examples across Kuala Lumpur's diverse property market.

In KLCC, a two-bedroom high-rise unit sold for RM1.47 million covering 990 square feet, representing RM1,500 per square foot. New luxury launches like Hemmon House consistently achieve prices above RM1,500 per square foot in this prestigious location.

Bangsar's Setia Federal Hill project offers studio to three-bedroom units starting from RM1,500 per square foot, with completion scheduled for 2029. This pricing reflects the premium nature of established Bangsar while providing modern amenities and connectivity.

Budget-friendly Bukit Jalil shows strong value with The Jalil Residence offering 802 square feet units for RM400,000 to RM450,000, while larger 1,209 square feet units sell for RM550,000 to RM600,000. These prices demonstrate accessible entry points for first-time buyers and investors.

Mont'Kiara three-bedroom condominiums routinely sell between RM1 million and RM2 million, depending on the specific development, floor level, and unit condition. Entry-level properties in Setapak and Cheras show new launches priced from RM400,000 to RM600,000 for two to three-bedroom apartments.

What is the typical total purchase cost once you include fees, legal charges, and taxes?

The total cost of property purchase in Kuala Lumpur includes several mandatory fees and charges beyond the property price.

Legal fees follow a tiered structure of 1.25% on the first RM500,000, then 1% up to RM7.5 million. For a RM550,000 property, legal fees amount to RM6,750, representing a significant but predictable cost component.

Stamp duty applies on a graduated scale: 1% for the first RM100,000, 2% for amounts between RM100,000 and RM500,000, 3% for RM500,000 to RM1 million, and 4% for amounts exceeding RM1 million. This progressive structure helps moderate costs for entry-level buyers.

Additional charges include Memorandum of Transfer (MOT) fees, quit rent, assessment rates, and home insurance. First-time homebuyers previously enjoyed 75% stamp duty exemption for properties between RM500,000 and RM1 million, though this incentive expired in 2023.

For a typical RM550,000 property purchase, buyers should budget RM55,000 for the 10% down payment plus RM15,000 to RM20,000 for legal fees, stamp duty, and miscellaneous charges, totaling RM70,000 to RM75,000 in upfront costs.

What are the usual mortgage terms and monthly repayments for an average property?

Malaysian banks offer competitive mortgage products with flexible terms designed to accommodate different buyer profiles and income levels.

Loan tenure extends up to 35 years or until the borrower reaches age 70, whichever comes first. This extended repayment period helps reduce monthly installments and improve affordability for younger buyers entering the market.

Interest rates currently range from 2.88% to 4.25% per annum for floating rate mortgages, with both conventional and Islamic financing options available. Banks offer flexi-loan products that allow partial prepayments and interest savings over the loan term.

For a RM350,000 loan over 30 years at approximately 4% interest, monthly repayments range from RM1,670 to RM1,800. This represents a typical mortgage payment for middle-income properties in emerging neighborhoods and outskirt areas.

Banks recommend maintaining a Debt Service Ratio (DSR) below 40% of gross monthly income. Most borrowers with stable employment can expect monthly mortgage payments between RM1,500 and RM2,500 for mid-range properties, depending on down payment size and loan terms negotiated.

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 have prices changed compared to one year ago, and compared to five years ago?

Kuala Lumpur's property market has shown steady growth momentum over recent years, with consistent appreciation patterns across different segments.

Property prices increased by 4.2% year-on-year in 2024, representing healthy growth that outpaced inflation while maintaining affordability for local buyers. This appreciation rate demonstrates market stability without the dramatic fluctuations seen in some regional markets.

Over the past five years since 2020, the market has delivered moderate but consistent growth averaging 2% to 5% annually. Some segments, particularly luxury high-rise properties and well-located condominiums, have outperformed landed houses and outskirt developments during this period.

Transaction volume rose sharply post-pandemic, increasing by 23.8% in 2024 before moderating in 2025. This increased activity reflects renewed investor confidence and pent-up demand from the COVID-19 period, when many buyers delayed purchase decisions.

The five-year trend shows Kuala Lumpur maintaining its position as one of Asia's most stable property markets, with government policies supporting sustainable growth rather than speculative bubbles that have affected other regional centers.

What is the price forecast for the next one year, five years, and ten years?

Market analysts project continued steady growth for Kuala Lumpur's residential property market based on infrastructure development and economic fundamentals.

Short-term forecasts for 2026-2027 anticipate 3% to 7% annual appreciation in prime areas, with overall market growth moderating around the 3% to 5% range. This projection reflects ongoing infrastructure investments and stable economic conditions supporting property demand.

Five-year projections through 2030 expect steady growth supported by major infrastructure projects including MRT extensions, the Tun Razak Exchange development, and highway improvements. These developments should particularly benefit emerging neighborhoods and areas with improved connectivity.

Ten-year outlook positions Kuala Lumpur for stable long-term gains, with emerging areas and downtown regeneration projects offering significant upside potential. While luxury segments may underperform Singapore, Kuala Lumpur offers better rental yields and lower entry barriers for long-term investors.

Infrastructure-driven growth areas like Bangsar South, Setapak, and the greater Klang Valley region should see above-average appreciation as connectivity improvements and commercial development attract more residents and businesses to these locations.

What are the smartest buying choices right now if you want to live there yourself?

Owner-occupiers should prioritize well-connected areas with strong infrastructure and lifestyle amenities for optimal long-term satisfaction and capital appreciation.

1. **Focus on transit-connected neighborhoods** like Bangsar South, Setapak, and Bukit Jalil that offer MRT access and reasonable commuting times to major employment centers2. **Choose mid-market properties** in established or emerging areas rather than luxury developments that may face oversupply issues3. **Prioritize family-friendly environments** with good schools, healthcare facilities, and shopping centers for long-term livability4. **Consider new developments** in growth corridors that benefit from government infrastructure investments and urban planning initiatives5. **Avoid oversupplied luxury condominiums** unless purchasing at significant discounts, as these segments show slower appreciation and higher vacancy risks

The best value currently lies in two to three-bedroom units in emerging neighborhoods that balance affordability with growth potential. Areas like Setapak and Bangsar South offer modern amenities, improving connectivity, and reasonable entry prices for long-term residents.

What are the best options if you want to buy for renting out, either short-term or long-term?

Rental investment strategies in Kuala Lumpur should align with target tenant segments and expected returns from different property types and locations.

Short-term rental properties perform best in prime tourist and business areas including KLCC, Bangsar, Bukit Bintang, and Mont'Kiara, where international visitors and business travelers seek convenient, high-quality accommodations. These locations can achieve gross rental yields of 5% to 6%, though net returns will be lower after management costs and vacancy periods.

Long-term rental investments show better stability in family-friendly areas like Bangsar South, Bukit Jalil, Cheras, and Setapak, where steady demand from working professionals and families creates consistent occupancy rates. These areas typically offer better net rental yields and lower management requirements.

Two to three-bedroom condominiums and landed houses in well-connected neighborhoods attract stable long-term tenants, particularly young families and expatriate workers. Properties near schools, healthcare facilities, and public transport stations command premium rents and experience lower vacancy rates.

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

What are the best strategies if you want to buy now and resell at a higher price later, and how does Kuala Lumpur compare with other big cities in the region?

Capital appreciation strategies should focus on emerging growth areas with strong infrastructure development pipelines and demographic trends supporting long-term demand.

The best resale opportunities lie in emerging districts like Bangsar South, Setapak, and Jalan Kuching, where major infrastructure projects and commercial development will drive future appreciation. These areas benefit from government investment in public transport and urban renewal initiatives.

Buyers should target mid-market properties in growth corridors rather than luxury developments in established areas, as oversupply in the luxury condo segment limits appreciation potential. Landed houses and family-oriented developments in improving neighborhoods offer better long-term capital gains.

Regional comparison shows Kuala Lumpur's significant advantages for property investors. Entry prices remain far lower than Bangkok, Singapore, and Hong Kong, while rental yields average 4.5% to 6% compared to Singapore's typical 2% to 3%. Malaysia's favorable tax structure and lower ownership costs benefit long-term investors.

Kuala Lumpur's position as Southeast Asia's emerging financial hub, combined with relatively affordable property prices and higher rental yields, creates compelling investment opportunities for both regional and international buyers seeking portfolio diversification and steady returns.

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. Global Property Guide - Malaysia Square Meter Prices
2. EdgeProp Malaysia - JLL Malaysia Serviced Apartments Report
3. Numbeo - Kuala Lumpur Property Investment
4. The Edge Malaysia - Property Market Analysis
5. InvestAsian - Kuala Lumpur Neighborhoods Guide
6. MetProperty - Budget-Friendly KL Apartments
7. BambooRoutes - Kuala Lumpur Property Market
8. IQI Global - Hidden Fees for First Home Buyers
9. Maybank - Base Lending Rates
10. BambooRoutes - Kuala Lumpur Price Forecasts