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As of September 2025, Malaysia's property market shows distinct pricing patterns across different regions and property types. The national average property price stands at approximately MYR 484,000, but this varies significantly from Kuala Lumpur's premium MYR 794,467 average to more affordable options in smaller states like Melaka at MYR 240,655.
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.
Malaysia's property market offers diverse options with national average prices around MYR 484,000, though Kuala Lumpur commands premium rates near MYR 795,000.
Regional variations are significant, with luxury condos in KLCC reaching MYR 1.2-3 million while budget homes in smaller states start from MYR 240,000.
| Location | Average Price (MYR) | Property Type |
|---|---|---|
| Kuala Lumpur | 794,467 | Mixed (highest in country) |
| Penang | 475,037 | Island premium pricing |
| Johor Bahru | 437,280 | Growing cross-border demand |
| Melaka | 240,655 | Most affordable state |
| National Average | 484,000 | All property types |
| Luxury Condos (KLCC) | 1,200,000-3,000,000+ | Premium high-rise |
| Budget Properties | 240,000-350,000 | Smaller cities/suburbs |
What's the average property price in Malaysia right now?
As of September 2025, Malaysia's national average property price stands at MYR 484,000.
This figure represents a comprehensive average across all property types and locations throughout the country. Kuala Lumpur leads with the highest average at MYR 794,467, reflecting its status as the capital and primary economic center.
Regional variations are substantial, with Penang averaging MYR 475,037 and Johor Bahru at MYR 437,280. The most affordable markets are found in smaller states, with Melaka averaging just MYR 240,655 and Perlis at MYR 245,031.
The national median price per square foot currently sits at MYR 278, providing a useful benchmark for comparing properties across different regions. These averages include all residential property types from budget apartments to luxury landed homes.
Year-to-date 2025 growth has been modest at 2-3% nationally, with some regional variations showing stronger performance in Penang and Johor compared to slight corrections in core Kuala Lumpur areas.
How does the price vary depending on whether you buy an apartment, a landed house, or a luxury condo?
Property type significantly impacts pricing, with landed houses commanding premium prices over high-rise apartments.
Terrace houses, the most common landed property type, average MYR 466,506 nationally but range from MYR 650,000-1,200,000 in Kuala Lumpur and MYR 460,000-750,000 in Johor Bahru. Semi-detached houses average MYR 730,851 nationally, while detached bungalows reach MYR 648,403 on average.
Apartments and condominiums are more affordable, averaging MYR 378,414 nationally. In Kuala Lumpur, standard condos range from MYR 400,000-900,000, while luxury units in prime areas like KLCC command MYR 1,200+ per square foot. Premium condos in KLCC can exceed MYR 2,000 per square foot, with total prices reaching MYR 1.2-3 million or more.
Studio apartments in urban areas typically cost MYR 300,000-450,000, with Kuala Lumpur studios ranging from MYR 400,000-700,000. The price gap between landed and high-rise properties reflects factors like land scarcity, privacy, and long-term appreciation potential.
It's something we develop in our Malaysia property pack.
What are the differences in average prices between Kuala Lumpur, Penang, Johor Bahru, and smaller cities or suburban areas?
Regional price differences in Malaysia are substantial, reflecting economic development levels and demand patterns.
| Location | Average Price (MYR) | Typical Range |
|---|---|---|
| Kuala Lumpur | 794,467 | 400,000 - 3,000,000+ |
| Penang | 475,037 | 600,000 - 1,800,000 |
| Johor Bahru | 437,280 | 300,000 - 900,000 |
| Melaka | 240,655 | 200,000 - 400,000 |
| Perlis | 245,031 | 180,000 - 350,000 |
| Suburban KL/Selangor | 400,000 - 800,000 | 350,000 - 1,200,000 |
| Smaller Cities | 240,000 - 350,000 | 180,000 - 500,000 |
How do property prices change when you look at different sizes of homes, like a studio, a two-bedroom, or a large family house?
Property size directly correlates with price, but per-square-foot costs vary by location and property type.
Studio and one-bedroom apartments typically cost MYR 300,000-450,000 in urban areas, with Kuala Lumpur commanding MYR 400,000-700,000. These compact units offer the most affordable entry point into prime locations.
Two-bedroom condos and apartments range from MYR 450,000-700,000 in central regions, providing a balance between affordability and living space. Three-bedroom units in the same developments typically add 30-50% to the price.
Large family homes, including three to four-bedroom terrace houses and semi-detached properties, range from MYR 600,000-1.3 million in regional and Kuala Lumpur suburban areas. These properties offer private land ownership and better long-term appreciation potential.
Luxury units with four or more bedrooms often exceed MYR 1.5 million for central Kuala Lumpur landed properties or upscale condos in premier addresses. The premium for extra space is most pronounced in land-scarce urban cores.
When buying, what's the typical total cost once you include legal fees, taxes, and other charges on top of the purchase price?
Total acquisition costs in Malaysia typically add 3-7% to the property purchase price.
Legal fees follow a declining scale: 1% of the first MYR 500,000, 0.8% of the next MYR 500,000, and 0.7% for the next MYR 2 million. For a MYR 500,000 property, legal fees amount to approximately MYR 5,000.
Stamp duty ranges from 1-4% depending on the price tier, with rates increasing progressively above MYR 1 million. Properties under MYR 300,000 pay 1% stamp duty, while those above MYR 1 million pay up to 4%.
Additional costs include valuation fees (typically MYR 300-800), agent fees (negotiable, often 1-3%), and loan agreement stamp duty at 0.5% of the loan amount. Annual holding costs include quit rent and assessment taxes, typically a few hundred ringgit annually for residential properties.
Foreign buyers face additional requirements, including minimum property values of MYR 1 million in most states (MYR 2 million in Selangor) and potential additional approval fees.
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What's the average monthly mortgage payment for a standard property in Malaysia today?
As of September 2025, mortgage rates in Malaysia average 3.9% per annum for 30-year fixed loans.
For a typical MYR 500,000 property with 90% financing (MYR 450,000 loan), monthly payments amount to approximately MYR 2,127. An MYR 800,000 property would require monthly payments of about MYR 3,404 using the same loan terms.
The base lending rate stands at 6.4% as of July 2025, but mortgage products are typically offered at 3.9-4.4% effective rates. Banks generally require a 10% down payment minimum, though some products allow 5% down for first-time buyers.
Monthly payments vary significantly based on loan tenure, with 25-year loans increasing payments by roughly 10-15% compared to 30-year terms. Interest rate variations of 0.5% can change monthly payments by approximately MYR 100-150 on a MYR 500,000 loan.
Debt service ratios are typically capped at 60% of gross monthly income, limiting borrowing capacity for many buyers. Pre-approval processes help determine realistic purchase budgets before property hunting.
If you want to buy to live in, what are the smartest areas and property types to consider right now?
For owner-occupiers, location choice depends on lifestyle preferences and budget constraints.
Kuala Lumpur high-rise condos suit professionals and expats who value city amenities, security, and low maintenance. Areas like KLCC, Bukit Bintang, and Mont Kiara offer proximity to business districts and international amenities.
Suburban Selangor locations like Subang Jaya and Setia Alam provide family-friendly environments with good appreciation potential, solid infrastructure, and larger living spaces. These areas offer better value for families seeking landed properties.
Emerging suburban areas around Kuala Lumpur, Johor, and Penang offer larger landed homes at lower price points. Areas like Meru in Ipoh and Penang's mainland provide affordable options with future growth potential.
Transportation connectivity is crucial for live-in purchases. Properties near LRT, MRT, and upcoming RTS links in Johor Bahru offer both convenience and appreciation potential. School districts and healthcare facilities also influence long-term satisfaction.
It's something we develop in our Malaysia property pack.
If you want to buy to rent out, what are the best choices for short-term rentals versus long-term rentals?
Rental investment strategies require different property types and locations for optimal returns.
Short-term rentals perform best in central Kuala Lumpur areas like KLCC, Bukit Bintang, and Mont Kiara, where tourist and business traveler demand remains strong. Premium condos with facilities and security attract higher nightly rates.
Long-term rental demand concentrates near universities and employment centers. Areas like Subang Jaya (near Sunway University), Cyberjaya (tech hub), and Georgetown Penang (heritage tourism and education) provide stable tenant pools.
Johor Bahru properties near the upcoming RTS link and special economic zones offer high rental yields due to cross-border demand from Singapore workers. These locations benefit from currency arbitrage and infrastructure development.
Property types matter significantly: furnished apartments and condos suit short-term rentals, while unfurnished units work better for long-term tenants. Facilities like pools, gyms, and security enhance rental appeal and rates.
Rental yields typically range from 4-7% annually, with prime short-term rental locations achieving higher returns but requiring more management effort.
If you want to buy and resell later, which areas or property types are considered smart bets for price appreciation?
Capital appreciation potential centers on infrastructure development and population growth trends.
Kuala Lumpur city fringe areas, Subang Jaya, and Setia Alam benefit from substantial infrastructure projects and continuing population growth. These locations offer better appreciation potential than mature city centers.
Penang Island and Johor Bahru show strong prospects due to new transport links and special economic zone projects. The upcoming RTS link between Johor Bahru and Singapore particularly enhances cross-border property demand.
Landed properties generally appreciate faster than high-rise units due to land scarcity and redevelopment potential. Terrace houses and semi-detached properties in growing suburbs offer the best appreciation prospects.
Areas near new infrastructure projects like the ECRL (East Coast Rail Link) and highway expansions show promise for above-average appreciation. These developments improve accessibility and attract new residents and businesses.
Properties in hotspots near new infrastructure can potentially achieve 8-10% annual appreciation, significantly above the national average of 2-5% expected for the coming years.
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 some example purchase prices for budget-friendly homes, mid-range options, and high-end properties?
Malaysia's property market offers clear price segments across different budget ranges.
| Budget Segment | Example Locations | Typical Price Range (MYR) |
|---|---|---|
| Budget Homes | Melaka, Perak, Meru (Ipoh) | 240,000 - 350,000 |
| Mid-Range Properties | Setia Alam, JB, Klang, Sepang | 400,000 - 800,000 |
| High-End Properties | KLCC, Bangsar, Iskandar Puteri | 1,200,000 - 3,000,000+ |
| Luxury Condos (KLCC) | Prime KL locations | 2,000,000 - 5,000,000+ |
| Entry-level Condos | Suburban KL, JB, Penang | 300,000 - 500,000 |
| Family Terrace Houses | Suburban developments | 500,000 - 1,200,000 |
| Premium Landed | Bangsar, Mont Kiara, Tropicana | 1,500,000 - 4,000,000+ |
Which neighborhoods are currently the most expensive, which are up-and-coming, and which are best if you're on a tight budget?
Malaysia's property landscape shows distinct pricing tiers based on development status and location premium.
The most expensive neighborhoods include KLCC, Bukit Bintang, and Mont Kiara in Kuala Lumpur, Gurney Drive in Penang, and Tropicana in Selangor. These areas command premium prices due to established infrastructure, prestigious addresses, and proximity to business districts.
Up-and-coming areas offer strong growth potential at more moderate prices. Setia Alam in Selangor benefits from new developments and infrastructure improvements. Meru in Ipoh shows promise due to urban expansion and improving connectivity. Iskandar Puteri and the RTS zone in Johor benefit from cross-border development and transport links.
Budget-friendly options concentrate in smaller states and suburban areas. Melaka, Perlis, and outskirts of Perak offer the most affordable entry points. Affordable developments in areas like Meru, Ipoh, and mainland Penang provide good value for money.
Emerging suburban developments around major cities often provide the best balance of affordability and growth potential. These areas benefit from urban expansion while maintaining lower entry costs.
It's something we develop in our Malaysia property pack.
How have average property prices changed compared to five years ago, compared to one year ago, and what's the forecast for the next one, five, and ten years, especially compared with other major cities in Asia?
Malaysia's property market has shown moderate growth over the past five years with cumulative appreciation of 6-10%.
Annual growth rates have typically ranged from 1-4% in most years, with some slowdown in 2024-25. Year-to-date 2025 shows national average increases of 2-3% compared to 2024, though regional variations exist with core Kuala Lumpur areas down 2.4% in Q1 2025 versus Q1 2024, while Penang and Johor showed 2-5% growth.
One-year trends show modest appreciation with some market corrections in premium segments. The market experienced mild corrections in Q4 2024 and Q1 2025, reflecting global economic uncertainties and local oversupply in certain segments.
Short-term forecasts predict moderate annual appreciation of 2-5% for the next 1-3 years, with hotspots near new infrastructure potentially exceeding 8-10%. The 13th Malaysia Plan (2026-2030) includes one million affordable houses, which may moderate price growth in certain segments.
Compared to Asian peers, Kuala Lumpur's per-square-foot prices remain lower than Bangkok, Singapore, and Manila, but show slower growth due to supply management and prudent lending practices. Malaysia's price growth stability offers lower volatility compared to more speculative regional markets.
Ten-year outlook suggests continued moderate appreciation driven by population growth, infrastructure development, and regional economic integration, with annual growth likely averaging 3-6% over the long term.
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.
Malaysia's property market in September 2025 presents diverse opportunities across different price segments and regions.
While Kuala Lumpur commands premium prices, emerging areas and smaller cities offer attractive entry points for both investors and owner-occupiers seeking value and growth potential.
Sources
- Malay Mail - Property Transactions Report Q1 2025
- BambooRoutes - Average House Price Malaysia
- Global Property Guide - Malaysia Price History
- BambooRoutes - Malaysia Price Forecasts
- BambooRoutes - Kuala Lumpur Condo Prices Forecast
- InvestAsian - Buy Kuala Lumpur Condo
- Brickz - Residential Transactions
- BambooRoutes - Johor Bahru Property Market Outlook
- LBS - Stamp Duty and Legal Fees Guide
- BambooRoutes - Malaysia Property Taxes