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
If you're curious about current housing prices in Kuala Lumpur, you're in the right place.
We constantly update this blog post with the latest data from official Malaysian sources so you always get fresh numbers.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Kuala Lumpur.
Insights
- The median transaction price in Kuala Lumpur sits around RM600,000 ($148,000), but the average reaches RM790,000 because expensive landed homes in areas like Damansara Heights pull the number up significantly.
- High-rise properties (condos, apartments, service residences) make up roughly 70% of Kuala Lumpur's housing stock, making them the dominant property type for most buyers.
- Kuala Lumpur property listings typically sit about 8% above actual closing prices, though in oversupplied condo areas this gap can stretch to 10-12%.
- The price gap between budget neighborhoods like Setapak (around RM380/sqft) and prime areas like KLCC (around RM1,250/sqft) is more than three times.
- New-build properties in Kuala Lumpur carry an average premium of about 12% compared to similar existing homes in the same neighborhood.
- Over the past decade, Kuala Lumpur housing prices have risen roughly 40% in nominal terms, but only 15-20% when adjusted for inflation.
- A detached house in Kuala Lumpur averages around RM2.36 million, which is more than four times the average price of a high-rise unit at RM561,000.
- Mont Kiara, KLCC, and Desa ParkCity are the three most popular neighborhoods among expats, with median prices ranging from RM1.2 million to RM1.6 million.
- When you factor in stamp duty, legal fees, and basic renovation, expect to add 8-12% on top of the purchase price for a move-in ready home.
- With $100,000 (about RM405,000), you can buy an existing one or two bedroom apartment in neighborhoods like Sentul, Wangsa Maju, or Setapak.
What is the average housing price in Kuala Lumpur in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without being skewed upward by a small number of very expensive luxury properties.
We are writing this as of January 2026 with the latest data collected from authoritative sources including NAPIC (the Malaysian government's property agency) and brickz.my transaction records, which we manually double-checked.
The median housing price in Kuala Lumpur in 2026 is around RM600,000 ($148,000 or €125,000), based on closed transaction data. The average housing price in Kuala Lumpur in 2026 is higher at approximately RM790,000 ($195,000 or €165,000), because expensive landed properties push this figure up.
About 80% of residential properties in Kuala Lumpur in 2026 fall within a price range of RM250,000 to RM1,800,000 ($62,000 to $444,000).
A realistic entry-level price range in Kuala Lumpur in 2026 is RM280,000 to RM420,000 ($69,000 to $104,000 or €58,000 to €88,000), which would get you an existing apartment of 55-75 sqm in areas like Setapak.
A typical luxury property in Kuala Lumpur in 2026 would cost between RM4,000,000 and RM15,000,000 ($987,000 to $3.7 million or €835,000 to €3.13 million), such as a detached bungalow of 350-650 sqm in Damansara Heights or Bangsar.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Kuala Lumpur.
Are Kuala Lumpur property listing prices close to the actual sale price in 2026?
In Kuala Lumpur in 2026, listing prices are estimated to be about 8% higher than actual closing prices on average.
This gap exists mainly because sellers build in a negotiation buffer, and bank valuations sometimes come in below the asking price, forcing buyers to negotiate down. The difference varies quite a bit: in truly scarce stock like prime landed lots, it can shrink to 0-5%, while in oversupplied condo pockets it can widen to 10-12%.
Get fresh and reliable information about the market in Kuala Lumpur
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What is the price per sq m or per sq ft for properties in Kuala Lumpur in 2026?
As of January 2026, the median price per square foot in Kuala Lumpur is around RM538/sqft ($133/sqft or €112/sqft), which translates to about RM5,790/sqm ($1,430/sqm or €1,210/sqm). The average price is slightly higher at roughly RM600/sqft (RM6,460/sqm) because prime and landed properties pull the mean above the median.
Small, prime-located units like studios and one-bedrooms in the CBD have the highest price per sqm in Kuala Lumpur in 2026, while large older condos far from prime areas and some spacious landed homes tend to have the lowest price per sqm because buyers negotiate harder on less desirable stock.
The highest prices per sqm in Kuala Lumpur in 2026 are found in KL City Centre and Desa ParkCity, where medians reach RM1,085-1,250/sqft (RM11,700-13,500/sqm). The lowest are in neighborhoods like Setapak, Wangsa Maju, and Sentul, where medians range from RM380-430/sqft (RM4,100-4,600/sqm).
How have property prices evolved in Kuala Lumpur?
Compared to one year ago (January 2025), Kuala Lumpur housing prices have risen by about 2.5% in nominal terms, or roughly 1% after adjusting for inflation. Borrowing costs remained relatively high throughout 2025, which kept demand steady but not explosive, resulting in modest price growth.
Looking back 10 years to 2016, Kuala Lumpur housing prices have increased by approximately 40% in nominal terms, or 15-20% in real terms after inflation adjustment. This long-term growth was driven by sustained urban demand near jobs and transit, plus land scarcity in prime landed areas like Bangsar and Damansara Heights.
By the way, we've written a blog article detailing the latest updates on property price variations in Kuala Lumpur.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Kuala 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.
How do prices vary by housing type in Kuala Lumpur in 2026?
In Kuala Lumpur in 2026, condos and apartments (high-rise) make up about 70% of the market, terrace and townhouses account for roughly 20%, and semi-detached plus detached homes represent the remaining 10%, reflecting the city's vertical development pattern.
As of January 2026, the average price for a high-rise property in Kuala Lumpur is around RM561,000 ($138,000 or €117,000). Terrace houses average approximately RM951,000 ($235,000 or €199,000). Semi-detached homes average about RM2.3 million ($567,000 or €480,000), while detached houses and bungalows average roughly RM2.36 million ($582,000 or €492,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Kuala Lumpur?
- How much should you pay for an apartment in Kuala Lumpur?
- How much should you pay for a condo in Kuala Lumpur?
- How much should you pay for a studio in Kuala Lumpur?
How do property prices compare between existing and new homes in Kuala Lumpur in 2026?
In Kuala Lumpur in 2026, new-build properties carry an estimated premium of about 12% compared to similar existing homes in the same area.
This premium exists because new developments come with developer warranties, modern facilities like pools and gyms, updated finishes, and immediate move-in readiness that saves buyers from renovation costs and hassle.
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How do property prices vary by neighborhood in Kuala Lumpur in 2026?
Mont Kiara is popular among expats and families seeking larger condos near international schools. Property prices in Mont Kiara in 2026 range from about RM850,000 to RM2.1 million ($209,000 to $520,000), with a median around RM1.22 million, reflecting the area's established reputation for quality housing and international amenities.
KL City Centre (including KLCC and Bukit Bintang) attracts professionals who want walkability and CBD access. Prices in KLCC in 2026 range from approximately RM780,000 to RM1.7 million ($192,000 to $422,000), with premium per-sqft rates around RM1,250 because of the prime location and limited land.
Setapak offers budget-friendly options popular with students and first-time buyers. Housing prices in Setapak in 2026 range from about RM280,000 to RM590,000 ($69,000 to $146,000), making it one of the most affordable areas within Kuala Lumpur's boundaries.
You will find a much more detailed analysis by areas in our property pack about Kuala Lumpur. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Price Range (RM / $) | Per sqm (RM / $) | Per sqft (RM / $) |
|---|---|---|---|---|
| KL City Centre | Premium / Commute | RM780k-1.7m / $192k-422k | RM13,480 / $3,325 | RM1,252 / $309 |
| Bukit Bintang | Lifestyle / Central | RM750k-1.5m / $185k-370k | RM9,310 / $2,297 | RM865 / $213 |
| Bangsar | Family / Premium | RM980k-2.4m / $242k-592k | RM9,095 / $2,243 | RM845 / $208 |
| Damansara Heights | Landed / Luxury | RM1.2m-5.05m / $296k-1.25m | RM9,190 / $2,266 | RM854 / $211 |
| Mont Kiara | Expat / Condos | RM850k-2.1m / $209k-520k | RM8,320 / $2,053 | RM773 / $191 |
| Desa ParkCity | Family / Premium | RM1.2m-2.7m / $296k-672k | RM11,680 / $2,881 | RM1,085 / $268 |
| Cheras | Value / Commute | RM315k-700k / $77k-173k | RM4,606 / $1,136 | RM428 / $106 |
| Setapak | Budget / Student | RM280k-590k / $69k-146k | RM4,110 / $1,014 | RM382 / $94 |
| Wangsa Maju | Budget / Transit | RM244k-525k / $60k-130k | RM4,585 / $1,131 | RM426 / $105 |
| Kepong | Value / Family | RM330k-710k / $81k-175k | RM4,960 / $1,224 | RM461 / $114 |
| Bukit Jalil | Family / Newer | RM400k-800k / $99k-197k | RM5,155 / $1,272 | RM479 / $118 |
| Sentul | Budget / Improving | RM300k-530k / $74k-131k | RM4,180 / $1,031 | RM388 / $96 |
How much more do you pay for properties in Kuala Lumpur when you include renovation work, taxes, and fees?
When you include stamp duty, legal fees, and basic renovation in Kuala Lumpur in 2026, expect to pay about 8-12% more than the purchase price for a move-in ready home, or 15-25% more if significant renovation is needed.
If you buy a property around $200,000 (about RM810,000) in Kuala Lumpur, you should budget an additional RM65,000 to RM97,000 ($16,000 to $24,000) for buying costs and light renovation. This brings your total cost to approximately RM875,000 to RM907,000 ($216,000 to $224,000).
For a property around $500,000 (about RM2,000,000) in Kuala Lumpur, expect additional costs of RM160,000 to RM280,000 ($40,000 to $69,000) for taxes, fees, and moderate renovation. Your all-in cost would be approximately RM2.16 million to RM2.28 million ($533,000 to $563,000).
If you buy a property around $1,000,000 (about RM4,050,000) in Kuala Lumpur, budget an extra RM325,000 to RM810,000 ($80,000 to $200,000) depending on renovation scope. This puts your total investment at roughly RM4.4 million to RM4.9 million ($1.08 million to $1.2 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Kuala Lumpur.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Kuala Lumpur
| Expense | Category | Estimated Cost (RM and $) |
|---|---|---|
| Stamp Duty (Transfer) | Tax | About 1-4% of the purchase price on a progressive scale. For example, on a RM1 million property, stamp duty would be around RM24,000 ($5,900). Higher-value properties pay higher percentages on the portion above each threshold. |
| Legal Fees (SPA) | Fees | Approximately 0.5-1% of the purchase price, covering the Sale and Purchase Agreement and disbursements. For a RM800,000 property, expect around RM4,000 to RM8,000 ($990 to $1,970). |
| Loan Agreement Fees | Fees | If you're financing, budget about 0.3-0.7% of the loan amount for legal fees, plus 0.5% stamp duty on the loan. On a RM600,000 loan, this totals roughly RM4,800 to RM7,200 ($1,180 to $1,780). |
| Valuation and Admin | Fees | Bank valuation and miscellaneous administrative fees typically run RM1,000 to RM5,000 ($250 to $1,230). This covers property appraisal and processing paperwork. |
| Light Renovation | Renovation | A basic refresh including painting, minor repairs, and simple updates costs around RM15,000 to RM50,000 ($3,700 to $12,300). This is typical for move-in ready existing condos needing cosmetic work. |
| Major Renovation | Renovation | Significant overhauls including kitchen and bathroom upgrades, flooring, and structural changes cost RM80,000 to RM300,000 or more ($19,700 to $74,000+). Common for older landed properties or full condo gut renovations. |
We made this infographic to show you how property prices in Malaysia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Kuala Lumpur in 2026 with different budgets?
With $100,000 (about RM405,000) in Kuala Lumpur in January 2026, you could buy an existing one to two bedroom apartment of 55-70 sqm in Sentul, an existing small condo of 60-80 sqm in Wangsa Maju, or an existing apartment of 55-75 sqm in Setapak.
With $200,000 (about RM811,000) in Kuala Lumpur, you could buy an existing two to three bedroom condo of 85-110 sqm in Bukit Jalil, an existing family condo of 90-120 sqm in Kepong, or a larger existing condo of 110-140 sqm in Cheras.
With $300,000 (about RM1.22 million) in Kuala Lumpur, you could buy an existing condo of 95-125 sqm in Mont Kiara, an existing premium condo of 90-120 sqm in Bangsar, or an existing city-fringe service residence of 70-90 sqm in KL City Centre.
With $500,000 (about RM2.03 million) in Kuala Lumpur, you could buy a large condo of 140-200 sqm in Bangsar, a prime family townhouse or large condo in Desa ParkCity, or a high-end condo in Damansara Heights.
With $1,000,000 (about RM4.05 million) in Kuala Lumpur, you could buy a prime semi-detached or older detached house in Damansara Heights, a luxury large condo in the KLCC zone, or a high-end landed property or rebuild candidate in Bangsar.
With $2,000,000 (about RM8.1 million) in Kuala Lumpur, you enter the top tier of the market where you could buy a prime bungalow with significant land value in Damansara Heights, a top-tier large landed home in Bangsar, or an ultra-luxury penthouse in the KLCC zone.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Kuala Lumpur.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Kuala Lumpur, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| NAPIC/JPPH | It's the Malaysian government's official property information centre under the Valuation and Property Services Department. | We used it as our anchor for Kuala Lumpur average prices by property type. We also used it to validate market trends and segment breakdowns. |
| MHPI Report | It's the official Malaysian House Price Index publication with quarterly data by state and property type. | We used it for the Q2 2025 baseline prices and trend analysis. We carried these figures forward modestly to January 2026. |
| brickz.my | It's a long-running Malaysian property platform that publishes transparent transaction summaries by area. | We used it to estimate median prices, percentile ranges, and neighborhood-level RM/sqft benchmarks. We cross-referenced multiple neighborhoods for consistency. |
| Bank Negara Malaysia | It's Malaysia's central bank and the most authoritative source for official exchange rates. | We used the BNM USD/MYR reference rate (4.0536) for all dollar conversions. We treat this as the definitive local FX source. |
| European Central Bank | It's the euro area central bank's official daily reference rate publication. | We used the ECB EUR/MYR rate (4.7898) for euro conversions. We also used it to cross-check against other FX sources. |
| OpenDOSM | It's the official statistics office's open data platform with verified CPI series. | We used it to inflation-adjust the 10-year price comparison. We kept the adjustment simple and transparent for readers. |
| BIS | It's an international organization that harmonizes cross-country property price indicators with documented methods. | We used it as a sanity check for Malaysia's broader price trend. We used it to avoid over-interpreting short-term local data. |
| brickz.my Setapak | It provides neighborhood-specific transaction data with median prices and percentile ranges. | We used it for Setapak price ranges and entry-level examples. We cross-referenced with other budget neighborhoods. |
| brickz.my Damansara Heights | It tracks transactions in one of Kuala Lumpur's most prestigious landed neighborhoods. | We used it for luxury price ranges and landed property benchmarks. We also used it to understand the premium segment. |
| brickz.my KL City Centre | It covers the CBD area where premium high-rise properties command the highest per-sqft rates. | We used it for KLCC pricing and city-centre benchmarks. We used its median RM/sqft for prime area comparisons. |
| brickz.my Mont Kiara | It tracks the popular expat neighborhood known for larger condos and international amenities. | We used it for Mont Kiara price ranges and expat-focused recommendations. We referenced its median for mid-range examples. |
| brickz.my Desa ParkCity | It covers a master-planned family-friendly township with premium pricing. | We used it for family neighborhood recommendations and premium pricing. We noted its above-average RM/sqft rates. |
| brickz.my Bangsar | It tracks one of Kuala Lumpur's most established premium neighborhoods. | We used it for Bangsar price ranges and landed property examples. We referenced it for mid-to-high budget recommendations. |
| brickz.my Cheras | It covers a large, diverse area with a wide range of housing options at various price points. | We used it for value-segment examples and commuter-friendly options. We noted its range from budget to mid-market. |
| brickz.my Wangsa Maju | It provides data for a budget-friendly area with good transit connections. | We used it for entry-level price examples and budget recommendations. We compared it with similar-priced neighborhoods. |
| brickz.my Kepong | It tracks a value-oriented family neighborhood in northern Kuala Lumpur. | We used it for mid-budget family-friendly examples. We noted its balance of price and livability. |
| brickz.my Bukit Jalil | It covers a newer development area popular with families and first-time buyers. | We used it for mid-range condo examples and newer development pricing. We referenced its RM/sqft for comparison. |
| brickz.my Sentul | It tracks a budget area undergoing gentrification near the city centre. | We used it for entry-level examples and improving-area context. We noted its potential for value appreciation. |
| iProperty Bukit Bintang | It provides additional transaction data for the lifestyle and entertainment district. | We used it to cross-reference Bukit Bintang pricing. We compared it with brickz data for consistency. |
| Malaysian Stamp Duty Schedule | It's the official government fee structure for property transfers. | We used it to estimate buying costs and provide realistic total budgets. We simplified the progressive rates for clarity. |
| Local Legal Fee Guidelines | They're based on standard solicitor scales for property transactions in Malaysia. | We used them to estimate legal costs as a percentage of purchase price. We provided ranges to account for variations. |
| Kuala Lumpur Contractor Estimates | They reflect current market rates for renovation work in the city. | We used them to provide realistic renovation budgets. We separated light refresh from major overhaul costs. |
| MHPI Historical Data | It provides the official long-term price trend for Malaysia and Kuala Lumpur specifically. | We used it for 10-year comparison and trend validation. We adjusted for inflation using official CPI data. |
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