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What is the average property price in Kuala Lumpur?

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

property investment Kuala Lumpur

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

Kuala Lumpur's property market offers diverse opportunities with prices ranging from RM350,000 for studio apartments to over RM10 million for luxury bungalows in premium areas.

As of June 2025, high-rise condominiums dominate the city center while landed properties remain popular in suburban areas. Prime locations like KLCC and Damansara Heights command premium prices exceeding RM2,000 per square foot, while emerging areas like Cheras and Setapak offer affordable entry points starting from RM400 per square foot. The market has shown steady growth with 3-7% price increases in 2024, driven by returning expat demand and infrastructure development.

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.

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, Petaling Jaya, 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 types of properties are most common in Kuala Lumpur?

High-rise condominiums and serviced apartments dominate Kuala Lumpur's property landscape, particularly in the city center and prime areas.

These vertical developments reflect the urban density and modern lifestyle preferences of young professionals, expatriates, and investors who prioritize amenities and proximity to business districts. Condominiums typically offer facilities like swimming pools, gyms, security services, and parking, making them highly sought after in areas like KLCC, Mont Kiara, and Bangsar.

Landed properties including terrace houses, semi-detached homes, and bungalows remain prevalent in suburban areas and are strongly favored by Malaysian families seeking space and privacy. These properties are common in established neighborhoods like Damansara Heights, TTDI, Cheras, and Kepong, where families can enjoy larger living spaces, private gardens, and car porches.

Other property types such as townhouses, SOHO (Small Office Home Office) units, and duplex apartments represent a smaller but growing segment of the market. These hybrid properties cater to specific needs like home-based businesses or compact luxury living.

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

KLCC (Kuala Lumpur City Centre) stands as the most expensive area with premium condominiums and penthouses commanding prices exceeding RM2,000 per square foot.

Other ultra-premium neighborhoods include Bukit Tunku, Damansara Heights, Bangsar, Ampang Hilir (Embassy Row), and Taman Tun Dr. Ismail (TTDI). These areas feature luxury landed homes and high-rise residences with prices ranging from RM2.5 million to RM47 million for exceptional properties. The appeal stems from their established prestige, proximity to international schools, embassies, and upscale shopping centers.

For affordable options, suburbs like Kepong, Cheras, Setapak, Bukit Jalil, and Desa Petaling offer excellent value with apartments starting from RM225,000 and landed properties ranging from RM300,000 to RM500,000. These areas provide good connectivity to the city center via public transport and highways, making them attractive to first-time buyers and young families.

Up-and-coming areas experiencing rapid development include Bangsar South, Cheras Sentral, and parts of Setapak. These neighborhoods benefit from new infrastructure projects, improved transportation links, and urban renewal initiatives that attract young families and investors seeking capital appreciation potential.

What are the average prices per square foot and total prices for different property types?

Area Condo Price (RM/sq ft) Typical Total Price Range
KLCC 1,393 - 1,858 RM1.5M - RM5M+
Mont Kiara 929 - 1,300 RM800K - RM2.5M
Bangsar 1,115 - 1,486 RM1M - RM3M
Damansara Heights 1,207 - 1,672 RM1.5M - RM4M
Petaling Jaya 743 - 1,022 RM600K - RM1.5M
Cheras/Setapak 511 - 743 RM400K - RM900K
Kepong/Bukit Jalil 464 - 650 RM350K - RM800K

How have property prices in Kuala Lumpur changed over recent years?

Kuala Lumpur property prices have demonstrated steady growth over the past five years, outperforming the national average with sustained demand from urbanization and returning expatriates.

From 2019 to 2024, national house prices increased by 12.8% overall, representing 3.4% growth after adjusting for inflation. Kuala Lumpur specifically exceeded this national performance due to strong underlying fundamentals including job creation, infrastructure development, and its status as Malaysia's economic hub.

In the most recent period from 2024 to 2025, prices rose between 3-7% across different segments, with higher increases recorded in prime locations and emerging neighborhoods. The luxury segment showed more modest growth due to oversupply conditions, while mid-range and affordable properties experienced stronger appreciation driven by genuine demand.

Rental rates have increased by nearly 10% in 2024, reflecting strong demand from returning expatriates, local professionals, and students. This rental growth has improved yields for property investors and indicates healthy underlying demand fundamentals in the Kuala Lumpur market.

What are the forecasted price trends for Kuala Lumpur real estate?

Property prices in Kuala Lumpur are expected to rise 3-7% in 2025-2026, with emerging neighborhoods likely to see higher growth rates while the oversupplied luxury segment may experience continued price moderation.

Over the next five years, steady appreciation is forecasted across most segments, particularly in areas benefiting from new infrastructure projects and urban redevelopment initiatives. Rental yields are expected to remain attractive at around 6.2% average, supporting investor interest and providing stable returns for property owners.

The 10-year outlook remains positive, supported by continued urbanization trends, infrastructure investments, and foreign investment attraction policies. However, the luxury condominium segment may see more moderate price gains due to existing oversupply conditions that will take several years to absorb.

Key growth drivers include the completion of major transport projects, development of new business districts, and Malaysia's efforts to attract international talent and investment through various visa and incentive programs.

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How do Kuala Lumpur property prices compare with regional cities?

Kuala Lumpur offers significantly more affordable property prices and higher rental yields compared to major regional cities like Bangkok, Jakarta, and Ho Chi Minh City.

Average condominium prices in Kuala Lumpur at approximately RM1,200 per square foot are generally lower than central Bangkok and comparable to Jakarta and Ho Chi Minh City. However, Kuala Lumpur provides superior value for larger units and landed properties, where buyers can secure substantially more space for their investment compared to these regional peers.

Rental yields in Kuala Lumpur average 6.2%, which exceeds most regional competitors and makes the city particularly attractive for property investors seeking steady income returns. This yield advantage stems from reasonable property prices combined with strong rental demand from the city's diverse economy and international business presence.

The quality of infrastructure, legal framework, and ease of property ownership also positions Kuala Lumpur favorably against regional alternatives, offering investors greater security and transparency in their property transactions.

What's the full cost of purchasing property in Kuala Lumpur?

Total property acquisition costs in Kuala Lumpur include stamp duty, legal fees, agent commissions, and various administrative charges that typically add 4-6% to the purchase price.

Stamp duty rates are structured progressively: 1% for the first RM100,000, 2% for the next RM400,000, 3% for the next RM500,000, and 4% for amounts above RM1 million. First-time buyers receive full stamp duty exemption for properties up to RM500,000 until the end of 2025, providing significant savings.

Legal fees follow a similar progressive structure: 1% for the first RM500,000, 0.8% for the next RM500,000, 0.7% for the next RM2 million, 0.6% for the next RM2 million, and 0.5% for amounts above RM5 million. Agent fees typically range from 2-3% of the purchase price and are often negotiable.

For a RM1 million property purchase, buyers should budget approximately RM40,000-RM60,000 for total transaction costs excluding the down payment. Additional expenses include valuation fees, loan agreement charges, and miscellaneous administrative costs.

What mortgage options are available for foreign and local buyers?

Local buyers can access up to 90% loan-to-value financing for their first home and 80% for subsequent properties, with down payments starting from 10% and competitive interest rates around 3-4%.

Malaysian citizens benefit from various government schemes including 100% financing options for eligible first-time buyers, flexible payment terms, and both fixed-rate and variable-rate loan products. Major local and international banks offer comprehensive mortgage services with competitive terms for residents.

Foreign buyers face minimum property price requirements of RM1 million and typically qualify for 50-70% loan-to-value ratios, requiring down payments of 30-50%. Proof of income, employment pass, or MM2H (Malaysia My Second Home) visa status is required for loan approval.

International banks such as HSBC, UOB, and Maybank provide financing options for qualified foreign buyers, with interest rates typically ranging from 3-5% depending on credit profile and banking relationship. The approval process may take longer for foreign applicants but remains accessible for qualified candidates.

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 areas for long-term own-stay living?

Families seeking long-term residence should prioritize established neighborhoods like Bangsar, Damansara Heights, TTDI, and Mont Kiara for their combination of landed homes, quality amenities, and proximity to international schools.

These mature areas offer spacious properties, well-developed infrastructure, established communities, and easy access to healthcare, education, and shopping facilities. The presence of international schools makes these locations particularly attractive for expatriate families and affluent locals prioritizing their children's education.

Working professionals and expatriates often prefer condominium living in KLCC, Mont Kiara, and Bangsar South for their modern amenities, security services, and excellent connectivity to business districts via public transport. These areas provide the urban lifestyle conveniences that appeal to busy professionals.

Value-conscious buyers seeking quality long-term housing should consider Cheras, Setapak, Kepong, and Bukit Jalil, where affordable condominiums and terrace houses provide excellent value while maintaining good access to employment centers and urban amenities.

What are the best property options for rental investment strategies?

Short-term rental properties perform best in central locations like KLCC, Bukit Bintang, Bangsar South, and Mont Kiara where high tourist and expatriate demand ensures strong occupancy rates throughout the year.

These areas benefit from proximity to shopping centers, entertainment districts, business hubs, and transportation nodes that attract both business travelers and leisure tourists. Properties with hotel-like amenities including pools, gyms, and concierge services command premium short-term rental rates.

Long-term rental investments should focus on condominiums and apartments near LRT/MRT lines and major business areas such as KL Sentral, Bangsar, and emerging areas like Cheras with good public transport connectivity. These locations attract stable tenants including working professionals and students.

Landed homes in family-friendly suburbs provide excellent long-term rental opportunities for expatriate families and affluent locals seeking space and privacy. Areas like TTDI, Mont Kiara, and established parts of Petaling Jaya consistently attract quality long-term tenants willing to pay premium rents.

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What properties are ideal for capital appreciation investment?

Emerging neighborhoods experiencing infrastructure development and urban renewal offer the strongest capital appreciation potential, particularly areas like Bangsar South, Cheras Sentral, and parts of Setapak benefiting from new transportation links.

Mid-range condominiums in established areas with consistent rental demand such as Mont Kiara and Bangsar provide balanced appreciation prospects with steady income generation. These properties benefit from sustained demand while avoiding the oversupply issues affecting the luxury segment.

Landed properties in mature suburbs with limited new supply such as TTDI and established parts of Damansara Heights offer long-term appreciation potential due to land scarcity and continued demand from affluent buyers seeking prestigious addresses.

Properties near planned infrastructure developments including new MRT/LRT stations, highway connections, and commercial developments often experience above-average capital appreciation as accessibility and convenience improve over time.

Can you provide real-life example purchase prices for different property types?

Property Type Area Price (RM)
Studio Apartment (450 sq ft) Cheras 350,000
2-Bedroom Condo (850 sq ft) Bangsar South 800,000
3-Bedroom Condo (1,200 sq ft) Mont Kiara 1,300,000
Luxury Condo (2,000 sq ft) KLCC 4,000,000
Terrace House (1,800 sq ft) Kepong 850,000
Semi-D House (3,000 sq ft) TTDI 2,400,000
Bungalow (6,000 sq ft) Damansara Heights 10,000,000

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. PropertyGuru Malaysia - Top Property Types
  2. BambooRoutes - Kuala Lumpur Property Market Analysis
  3. iProperty Malaysia - Property Types Guide
  4. InvestAsian - Kuala Lumpur Neighborhoods
  5. WargaBiz - Most Expensive Neighborhoods Malaysia
  6. BambooRoutes - KL Condo Price Forecasts
  7. RinggitPlus - Affordable Areas KL
  8. Numbeo - Kuala Lumpur Property Investment
  9. BambooRoutes - KL Real Estate Market
  10. Global Property Guide - Malaysia Price History