What are rents like in Kuala Lumpur right now? (January 2026)

Kuala Lumpur remains Malaysia's priciest rental market, but 2026 is more about stability than dramatic swings.

We break down current Kuala Lumpur rental prices, neighborhood trends, tenant preferences, and landlord costs below.

We update this blog post regularly with the latest market data.

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.

Who is the author of this content?

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.

What are typical rents in Kuala Lumpur as of 2026?

What's the average monthly rent for a studio in Kuala Lumpur as of 2026?

As of January 2026, the average monthly rent for a studio in Kuala Lumpur is around RM1,900 ($430 USD or €410 EUR).

Most Kuala Lumpur studios rent between RM1,700 and RM2,100 monthly ($385 to $475 USD or €370 to €455 EUR), with location and building amenities being the main factors.

Studio rents vary based on proximity to MRT or LRT stations, building age, and whether the unit is central (like Bukit Bintang) or suburban (like Setapak).

What's the average monthly rent for a 1-bedroom in Kuala Lumpur as of 2026?

As of January 2026, the average monthly rent for a 1-bedroom in Kuala Lumpur is around RM2,800 ($635 USD or €610 EUR).

Most 1-bedroom apartments rent between RM2,400 and RM3,200 monthly ($545 to $725 USD or €520 to €695 EUR), covering the bulk of working professional demand.

Setapak and Cheras have the cheapest 1-bedroom rents in Kuala Lumpur, while KLCC, Bangsar, and Mont Kiara sit at the higher end.

What's the average monthly rent for a 2-bedroom in Kuala Lumpur as of 2026?

As of January 2026, the average monthly rent for a 2-bedroom in Kuala Lumpur is around RM3,700 ($840 USD or €805 EUR).

Most 2-bedroom apartments rent between RM3,200 and RM4,300 monthly ($725 to $975 USD or €695 to €935 EUR), depending on location and furnishing.

Wangsa Maju and outer Cheras offer the most affordable 2-bedroom rents, while KLCC, Bangsar, and Damansara Heights command the highest prices.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Kuala Lumpur.

What's the average rent per square meter in Kuala Lumpur as of 2026?

As of January 2026, the average rent per square meter in Kuala Lumpur is around RM42 monthly ($9.50 USD or €9.10 EUR).

Rent per square meter ranges from RM35 to RM50 ($8 to $11 USD or €7.60 to €10.90 EUR), with Setapak at the lower end and KLCC at the higher end.

Kuala Lumpur's rent per square meter is Malaysia's highest, well above Johor Bahru or Penang, reflecting the capital's concentration of jobs, transit, and international demand.

Properties pushing above average typically have direct MRT access, premium facilities, high-floor views, or proximity to employment hubs like TRX or KL Sentral.

How much have rents changed year-over-year in Kuala Lumpur in 2026?

As of January 2026, rents in Kuala Lumpur have increased by approximately 2% year-over-year, representing stability rather than dramatic shifts.

Main factors driving rent changes include steady employment growth, continued demand from international students and expats, and large existing condo supply keeping prices from spiking.

This year's rent change mirrors the previous year's trend, with modest low single-digit increases rather than the sharper movements some other Southeast Asian capitals saw.

What's the outlook for rent growth in Kuala Lumpur in 2026?

As of January 2026, rent growth in Kuala Lumpur is projected between 1% and 4%, with prime neighborhoods outperforming generic towers.

Key factors include Bank Negara Malaysia's stable 2.75% interest rate, continued international student and expat demand, and MRT expansions making certain corridors more attractive.

KLCC, Mont Kiara, and areas near TRX are expected to see the strongest rent growth, where international demand concentrates and new commercial activity creates jobs.

Main risks include potential global slowdowns reducing expat relocations, oversupply of new condo completions, or unexpected monetary policy shifts.

We have made this infographic to give you a quick and clear snapshot of the property market in Malaysia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which neighborhoods rent best in Kuala Lumpur as of 2026?

Which neighborhoods have the highest rents in Kuala Lumpur as of 2026?

As of January 2026, the three highest-rent neighborhoods in Kuala Lumpur are KLCC (around RM4,500/month or $1,020 USD/€980 EUR), Mont Kiara (around RM4,200 or $955 USD/€915 EUR), and Bangsar (around RM3,800 or $865 USD/€825 EUR) for typical 2-bedrooms.

These neighborhoods command premiums due to walkability to employment centers, international school proximity, prestigious addresses, and upscale dining and retail.

Tenants in these areas typically include expat executives, diplomats, wealthy international students, and senior local professionals prioritizing convenience over value.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Kuala Lumpur.

Where do young professionals prefer to rent in Kuala Lumpur right now?

Top neighborhoods for young professionals in Kuala Lumpur are Bangsar South, KL Sentral, and TTDI, all offering strong transit access and vibrant lifestyle scenes.

Young professionals typically pay RM2,200 to RM3,200 monthly ($500 to $725 USD or €480 to €695 EUR) for 1-bedroom or small 2-bedroom units.

What attracts them is LRT/MRT access for commuting, walkable food and entertainment, co-working spaces, and a social atmosphere.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Kuala Lumpur.

Where do families prefer to rent in Kuala Lumpur right now?

Top family neighborhoods in Kuala Lumpur are Mont Kiara, Desa ParkCity, and TTDI, offering space, greenery, and school proximity.

Families typically pay RM4,000 to RM6,000 monthly ($910 to $1,365 USD or €870 to €1,305 EUR) for 2-3 bedroom apartments.

These areas attract families with larger units, low-density environments with parks, family-oriented retail, and easy driving access.

Top nearby schools include Mont Kiara International School, Garden International School, International School of Kuala Lumpur, plus well-regarded local schools in TTDI.

Which areas near transit or universities rent faster in Kuala Lumpur in 2026?

As of January 2026, the fastest-renting areas near transit or universities are KL Sentral, Bangsar South, and Setapak (near TAR UMT).

Properties in these areas stay listed only 14 to 21 days when correctly priced, versus the citywide 25-day average.

The rent premium for walking distance to MRT/LRT or universities is typically RM200 to RM400 monthly ($45 to $90 USD or €45 to €85 EUR).

Which neighborhoods are most popular with expats in Kuala Lumpur right now?

The top expat neighborhoods in Kuala Lumpur are Mont Kiara, KLCC, and Bangsar, forming what locals call the "expat triangle."

Expats typically pay RM3,500 to RM6,000 monthly ($795 to $1,365 USD or €760 to €1,305 EUR), depending on unit size and building.

These areas attract expats with international schools, embassies, premium groceries, English-speaking services, and international-lifestyle condos.

Most represented nationalities include Japanese, Korean, European, Australian, and American, with Mont Kiara having strong Japanese and Korean presence due to nearby international schools.

And if you are also an expat, you may want to read our exhaustive guide for expats in Kuala Lumpur.

Who rents, and what do tenants want in Kuala Lumpur right now?

What tenant profiles dominate rentals in Kuala Lumpur?

The top tenant profiles in Kuala Lumpur are local young professionals (first jobs/upgraders), couples without children, and roommate groups sharing larger units.

Young professionals represent roughly 40% of demand, couples about 25%, roommate groups approximately 20%, with expats and international students filling the remaining 15%.

Young professionals seek 1-bedrooms near transit, couples look for 1-2 bedroom condos with facilities, and roommates target 2-3 bedrooms in value areas like Cheras or Setapak.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Kuala Lumpur.

Do tenants prefer furnished or unfurnished in Kuala Lumpur?

In Kuala Lumpur's condo market, approximately 70% of tenants prefer at least partially furnished units, while 30% seek unfurnished.

Furnished apartments command a RM300 to RM500 monthly premium ($70 to $115 USD or €65 to €110 EUR) versus unfurnished equivalents.

Tenants preferring furnished include expats on corporate packages, international students, and young professionals without furniture yet.

Which amenities increase rent the most in Kuala Lumpur?

Top rent-boosting amenities in Kuala Lumpur are walkable MRT/LRT access, 24/7 security, covered parking (especially a second bay), reliable air-conditioning, and well-maintained pool/gym.

Rail access adds RM200 to RM400 monthly ($45 to $90 USD), security adds RM100 to RM200, a second parking bay adds RM150 to RM250, premium air-con adds RM100 to RM150, and pool/gym adds RM100 to RM200.

In our property pack covering the real estate market in Kuala Lumpur, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in Kuala Lumpur?

Top ROI renovations in Kuala Lumpur are fresh paint with lighting, kitchen modernization (hob, hood, backsplash), bathroom refresh (regrout, fittings, exhaust), air-con servicing/replacement, and built-in wardrobes.

Paint/lighting costs RM2,000 to RM4,000 adding RM100 to RM200 monthly; kitchen costs RM3,000 to RM6,000 adding RM150 to RM300; bathroom costs RM2,000 to RM4,000 adding RM100 to RM200; air-con costs RM1,500 to RM3,000 adding RM100 to RM150; wardrobes cost RM2,000 to RM5,000 adding RM100 to RM200.

Avoid luxury countertops, high-end bathroom fixtures beyond market expectations, and expensive built-in furniture that may not match tenant tastes.

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 strong is rental demand in Kuala Lumpur as of 2026?

What's the vacancy rate for rentals in Kuala Lumpur as of 2026?

As of January 2026, Kuala Lumpur's rental vacancy rate is around 9%, reflecting large condo supply rather than weak demand.

Vacancy ranges from roughly 5% in high-demand areas like KLCC and Mont Kiara to 12%+ in generic outer towers with less transit access.

The current 9% is roughly in line with historical averages, as KL has consistently carried higher vacancy than regional capitals due to substantial condo inventory.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Kuala Lumpur.

How many days do rentals stay listed in Kuala Lumpur as of 2026?

As of January 2026, rentals in Kuala Lumpur average around 25 days on market for well-priced units in good locations.

Days on market range from 14 to 21 for correctly priced prime units, up to 30 to 60+ days for overpriced or generic towers.

Current days-on-market is similar to a year ago, reflecting stability where neither landlords nor tenants have dramatically shifted expectations.

Which months have peak tenant demand in Kuala Lumpur?

Peak demand in Kuala Lumpur falls in January to March and July to September, when job changes, relocations, and academic cycles peak.

The January to March peak is driven by new year job starts and post-holiday relocations; July to September coincides with international school enrollment and mid-year corporate moves.

Lowest demand months are November to December (year-end holidays) and April to May (between peak cycles).

What will my monthly costs be in Kuala Lumpur as of 2026?

What property taxes should landlords expect in Kuala Lumpur as of 2026?

As of January 2026, Kuala Lumpur landlords should expect around RM1,200 to RM1,800 yearly ($275 to $410 USD or €260 to €390 EUR) in assessment tax for a typical mid-market condo, plus smaller quit rent.

Annual property taxes range from RM800 for smaller units up to RM3,000+ ($180 to $680 USD or €175 to €650 EUR) for premium properties in KLCC or Mont Kiara.

Property taxes are calculated through DBKL's assessment tax (Cukai Taksiran), roughly 4% of estimated annual rental value.

Please note that, in our property pack covering the real estate market in Kuala Lumpur, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What maintenance budget per year is realistic in Kuala Lumpur right now?

A realistic annual maintenance budget in Kuala Lumpur is RM3,000 to RM5,000 ($680 to $1,135 USD or €650 to €1,090 EUR), roughly one month's rent on mid-market properties.

Costs range from RM2,000 for newer properties to RM7,000+ ($455 to $1,590 USD or €435 to €1,520 EUR) for older units with aging air-cons and appliances.

Kuala Lumpur landlords typically set aside 8% to 12% of annual rental income for maintenance, covering servicing, repairs, and appliance replacements.

What utilities do landlords often pay in Kuala Lumpur right now?

Landlords most commonly pay condo maintenance fees (including sinking fund) and assessment tax, with some covering IWK sewerage if billed to owners.

Typical monthly landlord-paid costs include maintenance fees of RM200 to RM500 ($45 to $115 USD), assessment tax equivalent of RM100 to RM150, and IWK charges of RM8 to RM15.

Common practice: tenants pay electricity (TNB), water (Air Selangor), and internet directly, while landlords handle building fees and property taxes billed to owners.

How is rental income taxed in Kuala Lumpur as of 2026?

As of January 2026, rental income in Kuala Lumpur is taxed as personal income under Malaysia's progressive rates, ranging from 0% to 30% depending on total taxable income.

Main deductions include assessment tax, quit rent, fire insurance, maintenance, repairs, agent commissions, and loan interest for property purchase.

A common KL-specific mistake is failing to keep proper expense records throughout the year, resulting in overpaying tax when filing with LHDN.

We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Kuala Lumpur.

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 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 aim to be fully transparent, so below we've listed the authoritative sources we used and explained how we used them.

Source	Why it's authoritative	How we used it
NAPIC	Malaysia's official public portal for property market data run by the government.	We grounded our analysis in official property context for Greater KL. We also checked whether our rental narrative fits broader supply trends.
NAPIC Central Region Report (H1 2025)	Official NAPIC/JPPH publication, the primary source for Malaysia property reporting.	We framed KL rentals within the wider Central Region market. We cross-checked estimates against official market direction.
IQI Global Rental Index	Established real estate firm publishing indexes based on actual rental transactions.	We used it as the transaction-based anchor for KL's citywide rent level and trends. We mapped it onto unit types using typical sizes.
StarProperty	Major national publisher citing IQI's transaction dataset and segmentation.	We triangulated average rent estimates via published price brackets. We used forward-looking commentary for our 2026 outlook.
New Straits Times	Major national newspaper explicitly attributing rental numbers to IQI's index.	We cross-checked the national baseline so KL isn't interpreted in isolation. We confirmed steady rent growth direction.
PropertyGuru Malaysia	One of Malaysia's largest property portals, widely referenced by the market.	We used it as a market temperature check for tenant choices. We sanity-checked vacancy and days-on-market estimates.
DOSM	Malaysia's official national statistics agency for economic and demographic data.	We anchored cost-of-living context around housing. We avoided forecasting implausible rent growth relative to inflation.
Reuters (OPR cut)	High-reliability wire service for monetary policy facts.	We explained why financing became more supportive going into 2026. We used it as key input for rent growth outlook.
Reuters (OPR hold)	High-reliability monetary policy reporting with 2026 forward guidance.	We supported a base case of stable borrowing conditions. We translated that into moderate rent growth outlook.
JLL KL Prime Residential (Q3 2025)	Global real estate consultancy with established research standards.	We made the prime segment story KL-specific. We justified why certain neighborhoods outperform on rents.
DBKL	Kuala Lumpur City Hall, the authority levying assessment tax.	We described property tax landlords face and assessment rate structure. We converted it into easy monthly rules.
LHDN/HASiL Tax Rates	Malaysia's Inland Revenue Board, primary authority on income tax.	We explained rental income taxation under personal income bands. We kept the tax section accurate and practical.
HASiL Tax Appendices	Official HASiL document referencing rental income treatment.	We stated that rental income is taxable under progressive rates. We translated this into practical guidance.
Suruhanjaya Tenaga	Energy regulator's own tariff announcement document.	We supported statements about electricity tariff changes affecting affordability. We grounded utilities in official policy.
TNB Tariff Schedule	National electricity utility's published tariff schedule.	We pointed readers to exact tariff tables. We justified realistic monthly utility ranges for KL condos.
Air Selangor Water Tariff 2025	Water services provider for KL, primary authority for water tariffs.	We anchored water bill expectations post-September 2025 tariff changes. We translated tariffs into simple monthly ranges.
IWK	National sewerage company, government-owned entity for sewerage charges.	We included sewerage in true monthly cost calculations. We clarified who typically pays between owner and tenant.
BusinessToday	Reputable Malaysian business publication with clear source attribution.	We validated KL's position as the highest-rent market nationally. We confirmed the stability narrative.