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 September 2025, the average property price in Kuala Lumpur stands at RM794,467 (approximately USD180,274), making it the most expensive city in Malaysia.
Property prices in the Malaysian capital vary significantly by type and location, with studios and compact apartments starting from RM300,000, while luxury bungalows in prime areas like Damansara Heights can reach RM47 million. The Kuala Lumpur residential market offers diverse investment opportunities, from budget-friendly condos in emerging neighborhoods like Wangsa Maju to premium developments in KLCC and Mont Kiara.
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.
Kuala Lumpur property prices range from RM300,000 for studios to RM47 million for luxury bungalows, with condos averaging RM400-2,500 per square foot depending on location.
The most expensive neighborhoods include KLCC, Damansara Heights, and Bangsar, while budget-friendly areas like Wangsa Maju and Setapak offer properties starting from RM300,000.
| Property Type | Price Range | Price per Sq Ft |
|---|---|---|
| Studios/Small Apartments | RM300,000 - RM450,000 | RM400 - RM650 |
| Standard Condos | RM500,000 - RM1.5M | RM400 - RM1,300 |
| Luxury Condos (KLCC/Prime) | RM1.5M - RM5M+ | RM1,393 - RM2,500+ |
| Suburban Landed Houses | RM500,000 - RM1.5M | RM400 - RM800 |
| Prime Landed Houses | RM1.5M - RM4M+ | RM1,200 - RM1,600+ |
| Luxury Bungalows | RM5M - RM47M | Varies significantly |
What's the current average property price in Kuala Lumpur?
The current average property price in Kuala Lumpur is RM794,467 (approximately USD180,274) as of September 2025.
This figure represents the highest average property price in Malaysia, reflecting Kuala Lumpur's status as the country's economic and financial center. The average includes all residential property types from studio apartments to luxury bungalows across various neighborhoods.
Studios and compact apartments typically start from RM300,000 to RM450,000, representing the entry-level segment of the Kuala Lumpur property market. These units are primarily located in outer suburbs and cater to young professionals and students.
Standard condominiums range from RM500,000 to RM1.5 million, depending on location and amenities. The price per square foot varies dramatically from RM400 in suburban areas to over RM2,500 in prime central locations like KLCC.
It's something we develop in our Malaysia property pack.
How do average prices differ between condos, landed houses, and luxury properties?
Property prices in Kuala Lumpur vary significantly based on property type, with condos, landed houses, and luxury properties occupying distinct price segments.
| Property Category | Price Range | Price per Square Foot |
|---|---|---|
| Standard Condos (Suburban) | RM400,000 - RM800,000 | RM400 - RM600 |
| Premium Condos (Mont Kiara) | RM800,000 - RM2.5M | RM929 - RM1,300 |
| Ultra-Luxury Condos (KLCC) | RM1.5M - RM5M+ | RM1,393 - RM2,500+ |
| Suburban Landed Houses | RM500,000 - RM1.5M | RM400 - RM800 |
| Prime Landed Houses | RM1.5M - RM4M | RM1,200 - RM1,600 |
| Luxury Bungalows | RM5M - RM47M | Premium pricing |
Condominiums represent the most diverse price segment in the Kuala Lumpur property market. Suburban condos in areas like Wangsa Maju or Setapak typically cost RM400-600 per square foot, while luxury developments in KLCC command RM1,393-2,500+ per square foot.
Landed houses offer more space and privacy but come at a premium. Suburban landed properties cost RM400-800 per square foot, while prime landed houses in neighborhoods like Damansara Heights or Bangsar cost RM1,200-1,600+ per square foot.
Luxury properties, including bungalows in Embassy Row (Ampang Hilir), Damansara Heights, and Bukit Tunku, represent the top tier of the market with prices ranging from RM10 million to RM47 million.
Which neighborhoods are the most expensive, which are upcoming, and which are the most budget friendly?
Kuala Lumpur's property market is clearly segmented by neighborhood, with distinct areas catering to different budget levels and lifestyle preferences.
The most expensive neighborhoods include KLCC, Damansara Heights, Bangsar, Ampang Hilir, Bukit Tunku, and TTDI. These premium areas command RM1,200-2,500+ per square foot, with total property prices ranging from RM1.5 million to RM35 million for luxury landed houses.
KLCC represents the pinnacle of luxury living with its iconic twin towers and premium condominiums costing RM1,393-1,858 per square foot. Mont Kiara, popular among expatriates, offers condos at RM929-1,300 per square foot, typically totaling RM800,000-2.5 million.
Upcoming neighborhoods showing strong growth potential include Desa ParkCity, Bukit Jalil, and Bangsar South. These areas offer properties at RM600-1,000 per square foot, with total prices ranging from RM500,000 to RM1.5 million. Desa ParkCity attracts families with its masterplanned community, while Bangsar South appeals to young professionals.
Budget-friendly areas include Wangsa Maju, Setapak, Kepong, and Cheras, where properties cost RM400-650 per square foot. These neighborhoods offer excellent value for students, local families, and first-time buyers, with total property prices ranging from RM300,000 to RM800,000.
How do prices vary by property size and square footage?
Property prices in Kuala Lumpur correlate directly with size, though the price per square foot varies significantly based on location and property type.
Studios typically measure under 550 square feet and cost RM300,000-450,000, representing the most affordable entry point into the Kuala Lumpur property market. These compact units are primarily located in suburban areas or older developments.
Two-bedroom condominiums ranging from 700-1,100 square feet typically cost RM500,000-800,000. These units appeal to young couples and small families, offering a balance between affordability and space.
Three-bedroom condominiums spanning 1,000-1,500 square feet command RM800,000-1.5 million. These larger units cater to families and investors seeking rental income from expatriate tenants.
Suburban landed terrace houses measuring 1,500-2,500 square feet cost RM600,000-1.5 million. These properties offer more space and privacy compared to condominiums, making them popular among local families.
Luxury bungalows ranging from 4,000-16,000 square feet command premium prices from RM5 million to RM30 million or more, depending on location and finishes.
Don't lose money on your property in Kuala Lumpur
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What's the total cost of purchase once you include legal fees, stamp duty, and other transaction costs?
The total cost of purchasing property in Kuala Lumpur extends significantly beyond the property price, with additional costs typically adding RM40,000-60,000 for a RM1 million property.
Stamp duty represents the largest additional cost, calculated on a tiered system. Buyers pay 1% on the first RM100,000, 2% on the next RM400,000, 3% on the next RM500,000, and 4% on amounts above RM1 million. First-time buyers receive an exemption for properties under RM500,000 until the end of 2025.
Legal fees follow a progressive structure starting at 1.25% for the first RM500,000 and decreasing to 0.5% for amounts above RM7 million. These fees cover conveyancing, document preparation, and legal representation during the transaction.
Real estate agent fees typically range from 2-3% of the purchase price, usually paid by the seller but sometimes negotiable. Additional costs include valuation fees, loan agreement stamp duty (0.5% of the loan amount), bank processing fees, and miscellaneous administrative expenses.
For example, purchasing a RM1 million condominium would incur approximately RM27,000 in stamp duty, RM10,000-15,000 in legal fees, and several thousand ringgit in additional costs, totaling around RM40,000-60,000 excluding the down payment.
What ongoing taxes and maintenance costs should buyers expect?
Property ownership in Kuala Lumpur involves several ongoing costs that buyers must factor into their investment calculations.
Quit rent (Cukai Tanah) costs RM0.03-0.05 per square foot annually, varying by state and property size. This government tax applies to all property owners and funds local infrastructure development.
Assessment tax (Cukai Taksiran) amounts to approximately 6% of the property's notional annual rental value, paid to DBKL or the local council. This tax funds municipal services including waste collection, street lighting, and drainage maintenance.
Condominium owners pay strata fees ranging from RM0.25-0.50 per square foot monthly for maintenance, security, and amenities. Facilities-heavy buildings with swimming pools, gyms, and 24-hour security typically charge higher fees.
Landed property owners handle maintenance privately, including gardens, repairs, and optional gated community security fees. These costs vary significantly based on property size and desired service levels.
Investment property owners face additional tax obligations. Rental income tax ranges from 0-30% for residents on net profit, while non-residents pay a flat 30% rate. Real Property Gains Tax applies upon sale, with rates from 0-30% based on holding period and residency status.
How do mortgages typically work in Kuala Lumpur, and what are the common loan terms and interest rates?
Mortgage financing in Kuala Lumpur follows established banking practices with competitive rates and flexible terms for qualified borrowers.
Loan-to-value ratios reach up to 90% for first and second property purchases, with a maximum 35-year term or financing until age 70. Third properties and beyond face stricter requirements with maximum 70% financing.
Interest rates as of September 2025 range from 2.88% (Maybank HouzKEY Islamic product) to 4.22% from public banks, with typical effective rates between 3.55-4.5% per annum. Rates are based on the Standardised Base Rate (SBR), currently 2.75-3.00%.
Most mortgages include a lock-in period of 1-3 years, during which early settlement incurs penalties typically amounting to 2-2.25% of the outstanding loan amount. This protects banks from interest rate volatility and encourages borrower commitment.
Banks typically finance up to 90% of the property value, with some offering additional 5% coverage for legal fees and MRTA insurance. Borrowers must demonstrate stable income, good credit history, and debt service ratios within acceptable limits.
It's something we develop in our Malaysia property pack.
What are some real-world examples of recent purchase prices across different areas?
Recent property transactions in Kuala Lumpur demonstrate the significant price variations across different neighborhoods and property types.
A 2-bedroom KLCC condominium measuring 1,200 square feet recently sold for RM1.9 million, reflecting the premium pricing in Malaysia's most prestigious address. This translates to approximately RM1,583 per square foot.
In Mont Kiara, a family-sized condominium spanning 1,500 square feet changed hands for RM1.4 million, representing RM933 per square foot in this expatriate-popular neighborhood.
Bukit Jalil, an emerging area with new infrastructure development, saw an 800 square foot condominium sell for RM700,000, equating to RM875 per square foot. This area attracts buyers seeking modern amenities at more accessible prices.
A suburban apartment in Wangsa Maju measuring 900 square feet sold for RM420,000, demonstrating the affordability of outer neighborhoods at RM467 per square foot. This transaction appeals to first-time buyers and local families.
A landed house in prestigious Bangsar spanning 2,400 square feet commanded RM2.5 million, reflecting RM1,042 per square foot for landed properties in prime locations.
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 smartest investment choices today if you want to live in the property, rent it out short term, rent it out long term, or resell it later?
The optimal property investment strategy in Kuala Lumpur depends on your specific objectives and target timeline.
For owner-occupiers seeking lifestyle and long-term residence, Desa ParkCity and Bukit Jalil offer excellent family-friendly environments with green spaces and connectivity. Bangsar and TTDI cater to young professionals seeking urban lifestyle amenities and premium neighborhoods.
Short-term rental investors should focus on KLCC and Bukit Bintang, which attract tourist and expatriate foot traffic. High-end condominiums in these areas command premium Airbnb rates due to proximity to shopping, dining, and business districts.
Long-term rental investments perform best in Mont Kiara, Bangsar, and Bangsar South, where expatriates, professionals, and international school families seek quality accommodation. These areas maintain steady rental demand and competitive yields.
Capital gains investors should consider Desa ParkCity, Bangsar South, and Setapak, which show strong potential due to infrastructure expansion and urban development projects. These emerging areas offer better entry prices with appreciation potential.
Budget-conscious investors can find opportunities in Wangsa Maju, Kepong, and Cheras, where strong local demand and lower entry prices provide better yield resilience during market downturns. These areas serve the growing middle-class population seeking affordable housing.
How have property prices changed over the past 5 years and in just the past year?
Kuala Lumpur property prices have shown steady growth over the past five years, outperforming the national average due to urbanization and expatriate demand.
Five-year growth exceeded 12.8% nationally from 2019-2024, with Kuala Lumpur surpassing this average due to its status as Malaysia's economic center. Infrastructure development and international business expansion contributed to sustained demand.
During 2024-2025, Kuala Lumpur property prices increased 3-7%, with higher growth in mid-range and suburban segments. The luxury market remained stable with modest growth due to oversupply concerns in certain premium developments.
Suburban areas like Bukit Jalil and Desa ParkCity experienced stronger price appreciation due to new infrastructure projects and improved connectivity. These areas benefited from government investment in public transportation and commercial development.
The condominium market showed resilience with steady demand from young professionals and expatriates. Rental yields maintained 4-6% gross returns in prime Kuala Lumpur locations, supporting investor confidence.
Recent market dynamics reflect recovery from pandemic impacts, with increased activity in the affordable and mid-market segments as buyer confidence returns and financing remains accessible.
What are the forecasts for prices in 1 year, 5 years, and 10 years?
Property price forecasts for Kuala Lumpur indicate continued moderate growth supported by economic fundamentals and urban development.
One-year forecasts predict stable growth of 2-5%, underpinned by recovery momentum and sustained demand in affordable and mid-market segments. Government incentives for first-time buyers and infrastructure completion will support price stability.
Five-year projections estimate 2.9-3.5% compound annual growth rate from 2025-2030, with potentially higher appreciation in transit-linked zones and new townships. Major infrastructure projects including MRT extensions will drive localized price increases.
Ten-year forecasts align property appreciation with Malaysia's GDP growth, urban expansion, and infrastructure development programs. Long-term appreciation will likely track economic development and population growth in the Klang Valley.
Premium areas like KLCC and Mont Kiara may experience slower growth due to supply saturation, while emerging neighborhoods with infrastructure development show stronger appreciation potential.
Market analysts expect continued government support for homeownership through favorable policies, maintaining accessible financing and supporting steady demand across various price segments.
How do Kuala Lumpur property prices compare with other big, similar cities in the region and globally?
Kuala Lumpur offers competitive property pricing compared to other major Asian cities, providing attractive value for international investors and residents.
Kuala Lumpur's average price per square foot runs approximately 41% lower than Ho Chi Minh City and substantially less than Bangkok, Singapore, or Hong Kong for comparable quality and amenities.
| City | Prime Area Price (USD/sq ft) | Relative Value |
|---|---|---|
| Kuala Lumpur (KLCC) | $530 | Base comparison |
| Bangkok (Prime) | $1,000+ | 88% higher |
| Singapore (Prime) | $2,000+ | 277% higher |
| Hong Kong (Prime) | $4,000+ | 655% higher |
| Jakarta (Prime) | $400-600 | Similar range |
| Manila (Prime) | $300-500 | Lower than KL |
This pricing advantage positions Kuala Lumpur as an attractive investment destination for regional investors seeking quality urban living at accessible prices. The city offers modern infrastructure, international business presence, and cultural diversity at significantly lower costs than established regional hubs.
Currency stability and government pro-investment policies further enhance Kuala Lumpur's appeal to international property buyers seeking regional exposure with manageable risk profiles.
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 as of September 2025 offers excellent value for both investors and residents, with average prices of RM794,467 providing diverse options across all budget levels.
The combination of government incentives, infrastructure development, and competitive pricing compared to regional cities makes Kuala Lumpur an attractive destination for property investment and residence.
Sources
- Global Property Guide - Malaysia Price History
- BambooRoutes - Kuala Lumpur Price Forecasts
- BambooRoutes - Average House Price Kuala Lumpur
- BambooRoutes - Kuala Lumpur Real Estate Market
- BambooRoutes - Average Property Price Kuala Lumpur
- WargaBiz - Most Expensive Neighbourhoods Malaysia
- InvestAsian - Kuala Lumpur Neighborhoods
- ClearTax - Stamp Duty Malaysia
- Sim Rahman - Legal Fees Calculator
- BambooRoutes - Malaysia Property Taxes