Authored by the expert who managed and guided the team behind the Malaysia Property Pack
Everything you need to know before buying real estate is included in our Malaysia Property Pack
If you're looking to rent or invest in Malaysia's residential property market, understanding current rental prices is essential.
This article covers typical rents for studios, 1-bedroom, and 2-bedroom apartments across Malaysia in 2026, along with neighborhood trends and landlord costs.
We constantly update this blog post to reflect 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 Malaysia.
Insights
- Studios in Malaysia rent for around RM1,500 per month on average in 2026, which is about 25% below the all-unit-type national average of roughly RM2,000.
- Kuala Lumpur 1-bedroom rents sit around RM2,590 per month, roughly 25% higher than the Malaysia-wide average for the same unit type.
- Prime inner-Kuala Lumpur areas command RM45 to RM65 per square meter, nearly double the RM35 to RM40 seen in mainstream urban neighborhoods.
- Malaysia rents grew modestly at 2% to 4% year-over-year heading into 2026, a slowdown from the sharper increases seen in 2023 and 2024.
- Structural housing vacancy in Malaysia sits around 20% nationally, but active rental vacancy in urban condo markets is much tighter at 8% to 15%.
- Well-priced condos in the Klang Valley typically rent within 20 to 45 days, while high-end units above RM7,500 can take 45 to 75 days or longer.
- Mont Kiara, Bangsar, and KLCC remain the top three neighborhoods for expat renters in Malaysia, commanding premium rents due to international schools and lifestyle amenities.
- Transit-adjacent rentals near MRT and LRT stations in the Klang Valley can command a 10% to 15% rent premium over similar units further from rail.
- Furnished condos dominate Malaysia's urban rental market, especially in Kuala Lumpur, where mobile tenants prefer move-in-ready units.
- Bank Negara Malaysia held the overnight policy rate steady into late 2025, keeping borrowing costs stable and supporting moderate rent growth into 2026.
What are typical rents in Malaysia as of 2026?
What's the average monthly rent for a studio in Malaysia as of 2026?
As of January 2026, a typical studio apartment in Malaysia rents for around RM1,500 per month, which works out to approximately $370 USD or €340 EUR.
Most studio rentals in Malaysia fall within a range of RM1,100 to RM2,000 per month (about $270 to $495 USD, or €250 to €455 EUR), depending on the city and building quality.
The main factors that push studio rents higher or lower in Malaysia include proximity to MRT or LRT stations, location within the Klang Valley versus secondary cities, and whether the unit is fully furnished with quality fittings.
What's the average monthly rent for a 1-bedroom in Malaysia as of 2026?
As of January 2026, a 1-bedroom apartment in Malaysia rents for around RM2,050 per month on average, which is approximately $505 USD or €465 EUR.
Most 1-bedroom rentals in Malaysia fall within a range of RM1,500 to RM2,800 per month (about $370 to $690 USD, or €340 to €635 EUR), with significant variation by neighborhood.
In Malaysia, the cheapest 1-bedroom rents tend to be in secondary cities like Ipoh or Shah Alam, while neighborhoods like KLCC, Bangsar, and Mont Kiara in Kuala Lumpur command the highest prices.
What's the average monthly rent for a 2-bedroom in Malaysia as of 2026?
As of January 2026, a 2-bedroom apartment in Malaysia rents for around RM2,750 per month on average, which is approximately $680 USD or €625 EUR.
Most 2-bedroom rentals in Malaysia fall within a range of RM2,000 to RM3,700 per month (about $495 to $915 USD, or €455 to €840 EUR), depending on the neighborhood and building quality.
The cheapest 2-bedroom rents in Malaysia are typically found in areas like Subang Jaya or Petaling Jaya suburbs, while the most expensive are in Kuala Lumpur's KLCC, Damansara Heights, and Mont Kiara neighborhoods.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Malaysia.
What's the average rent per square meter in Malaysia as of 2026?
As of January 2026, the average rent per square meter in Malaysia for mainstream urban rentals is around RM35 to RM40 per month, which works out to approximately $9 to $10 USD or €8 to €9 EUR per square meter.
Across different neighborhoods in Malaysia, rent per square meter ranges from about RM25 in suburban areas to RM45 to RM65 in prime inner-Kuala Lumpur and expat-heavy pockets like KLCC and Mont Kiara.
Compared to other major cities in Southeast Asia, Malaysia's rent per square meter is generally more affordable than Singapore or Bangkok's prime districts, but similar to mid-tier areas in Jakarta or Ho Chi Minh City.
Properties that push rent per square meter above average in Malaysia typically feature direct rail access, high-quality building management, premium amenities like infinity pools, and modern renovations with quality finishes.
How much have rents changed year-over-year in Malaysia in 2026?
As of January 2026, rents in Malaysia have increased modestly by about 2% to 4% year-over-year, with Kuala Lumpur and Selangor closer to the upper end of that range.
The main factors driving rent changes in Malaysia this year include stable interest rates from Bank Negara Malaysia, moderate inflation, and continued demand from young professionals and expats in the Klang Valley.
This year's rent growth in Malaysia is slower than 2024, when rents rose more sharply after pandemic-era recovery, and reflects a stabilization phase as supply catches up with demand in some high-rise segments.
What's the outlook for rent growth in Malaysia in 2026?
As of January 2026, we expect Malaysia rents to grow by approximately 2% to 5% over the full year, with stronger performance in transit-connected Klang Valley neighborhoods.
Key factors likely to influence rent growth in Malaysia include steady employment in urban job centers, continued foreign investment, and Bank Negara Malaysia's accommodative interest rate policy that keeps mortgage costs manageable.
Neighborhoods in Malaysia expected to see the strongest rent growth include rail-connected areas like KL Sentral, Bangsar South, and newer MRT corridor developments, where supply is constrained and unit quality is high.
Risks that could cause rent growth in Malaysia to differ from projections include oversupply in older investor condo stock, potential economic slowdowns affecting tenant affordability, and any shifts in foreign worker or expat policies.
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 Malaysia as of 2026?
Which neighborhoods have the highest rents in Malaysia as of 2026?
As of January 2026, the top three neighborhoods with the highest average rents in Malaysia are KLCC at around RM4,500 per month ($1,110 USD / €1,020 EUR), Mont Kiara at around RM4,200 ($1,035 USD / €955 EUR), and Bangsar at around RM3,800 ($940 USD / €865 EUR) for comparable 2-bedroom units.
These neighborhoods in Malaysia command premium rents because they offer walkable access to business districts, international schools, upscale dining, and excellent building management with resort-style amenities.
The typical tenant profile in these high-rent Malaysia neighborhoods includes senior expat executives, multinational corporate transferees, and affluent local professionals who prioritize convenience and lifestyle over budget.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Malaysia.
Where do young professionals prefer to rent in Malaysia right now?
The top three neighborhoods where young professionals prefer to rent in Malaysia are Bangsar South, TTDI (Taman Tun Dr Ismail), and Subang Jaya's SS15 area, all offering a balance of affordability and urban lifestyle.
Young professionals in these Malaysia neighborhoods typically pay between RM1,800 to RM2,800 per month (about $445 to $690 USD, or €410 to €635 EUR) for a 1-bedroom or studio apartment.
These neighborhoods attract young professionals in Malaysia because they offer easy MRT or LRT access, walkable cafes and co-working spaces, vibrant nightlife, and a strong community of like-minded peers.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Malaysia.
Where do families prefer to rent in Malaysia right now?
The top three neighborhoods where families prefer to rent in Malaysia are Desa ParkCity, Mont Kiara, and Bangsar, all offering spacious units, parks, and family-friendly environments.
Families in these Malaysia neighborhoods typically pay between RM3,500 to RM5,500 per month (about $865 to $1,360 USD, or €795 to €1,250 EUR) for a 2-3 bedroom apartment or townhouse.
These neighborhoods attract families in Malaysia because they offer excellent security, green spaces for children, proximity to supermarkets and healthcare, and a strong sense of community.
Top-rated schools near these family-friendly Malaysia neighborhoods include the International School of Kuala Lumpur (ISKL) near Ampang, Mont Kiara International School, Garden International School in Mont Kiara, and Alice Smith School near Jalan Bellamy.
Which areas near transit or universities rent faster in Malaysia in 2026?
As of January 2026, the top three areas near transit hubs or universities that rent fastest in Malaysia are KL Sentral, Bandar Sunway (near Monash and Sunway University), and the Cochrane/Maluri MRT corridor.
Properties in these high-demand Malaysia areas typically stay listed for only 10 to 25 days, compared to the 30 to 45 day average for less connected neighborhoods.
Rentals within walking distance of transit or universities in Malaysia command a premium of about RM200 to RM400 per month (roughly $50 to $100 USD, or €45 to €90 EUR) compared to similar units further away.
Which neighborhoods are most popular with expats in Malaysia right now?
The top three neighborhoods most popular with expats in Malaysia are Mont Kiara, Bangsar, and KLCC, all offering international-standard amenities and English-friendly environments.
Expats in these Malaysia neighborhoods typically pay between RM4,000 to RM7,000 per month (about $990 to $1,730 USD, or €910 to €1,590 EUR) for a quality 2-bedroom apartment.
These neighborhoods attract expats in Malaysia because they offer proximity to international schools, Western-style supermarkets, international restaurants, reliable security, and well-maintained common facilities.
The most represented expat communities in these Malaysia neighborhoods include Koreans and Japanese in Mont Kiara, British and Australians in Bangsar, and a mix of Europeans and Americans in KLCC and Ampang Hilir.
And if you are also an expat, you may want to read our exhaustive guide for expats in Malaysia.
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Who rents, and what do tenants want in Malaysia right now?
What tenant profiles dominate rentals in Malaysia?
The top three tenant profiles that dominate the rental market in Malaysia are local young professionals (especially in the Klang Valley), students and early-career sharers near universities, and expats with regional corporate transfers.
In Malaysia's rental market, local young professionals represent roughly 45% to 50% of tenants, students and sharers account for about 25% to 30%, and expats make up approximately 15% to 20% of the tenant base.
Local young professionals in Malaysia typically seek furnished 1-bedroom or studio apartments near MRT stations, students prefer room shares or small studios near campuses, and expats usually look for larger 2-3 bedroom furnished units in established neighborhoods.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Malaysia.
Do tenants prefer furnished or unfurnished in Malaysia?
In Malaysia's urban rental market, approximately 65% to 70% of condo tenants prefer furnished units, while 30% to 35% opt for unfurnished or partially furnished, especially among longer-stay local families.
Furnished apartments in Malaysia typically command a rent premium of RM300 to RM600 per month (about $75 to $150 USD, or €70 to €135 EUR) compared to similar unfurnished units.
Tenant profiles that prefer furnished rentals in Malaysia include expats on short-term assignments, young professionals relocating for work, and students who want to move in without purchasing furniture.
Which amenities increase rent the most in Malaysia?
The top five amenities that increase rent the most in Malaysia are walkable access to MRT or LRT stations, covered parking with 1-2 bays, well-managed security with 24-hour guards, quality pool and gym facilities, and fast reliable internet infrastructure.
In Malaysia, MRT-adjacent locations can add RM200 to RM400 per month ($50 to $100 USD / €45 to €90 EUR), parking adds RM150 to RM300, strong security adds RM100 to RM250, quality amenities add RM150 to RM300, and internet readiness adds RM50 to RM150.
In our property pack covering the real estate market in Malaysia, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Malaysia?
The top five renovations that get the best ROI for rental properties in Malaysia are fresh paint with bright lighting, bathroom refreshes (fixtures and sealing), kitchen usability upgrades (storage and clean finishes), air conditioning servicing or replacement, and simple move-in-ready furnishing packages.
In Malaysia, fresh paint costs about RM1,500 to RM3,000 ($370 to $740 USD / €340 to €680 EUR) and can increase rent by RM100 to RM200 per month, while bathroom refreshes at RM2,000 to RM5,000 can add RM150 to RM300 monthly, and furnishing packages at RM5,000 to RM15,000 can add RM300 to RM600 monthly.
Renovations that tend to have poor ROI for landlords in Malaysia include overly customized built-in furniture that limits tenant appeal, premium imported fixtures that tenants don't value proportionally, and major structural changes that cost more than they add in rent.
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 Malaysia as of 2026?
What's the vacancy rate for rentals in Malaysia as of 2026?
As of January 2026, the active rental vacancy rate in Malaysia's major urban condo markets is estimated at 8% to 15%, with prime Kuala Lumpur pockets closer to 6% to 10% and oversupplied suburban high-rises at 12% to 18%.
Across different neighborhoods in Malaysia, vacancy rates range from under 8% in high-demand areas like Bangsar and Mont Kiara to over 15% in older investor condo stock in less connected suburban locations.
The current vacancy rate in Malaysia is relatively stable compared to the historical average, though structural housing vacancy (all dwelling types, not just rentals) remains around 20% according to census data, reflecting a mix of second homes and unsold units.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Malaysia.
How many days do rentals stay listed in Malaysia as of 2026?
As of January 2026, well-priced mid-market condos in Malaysia's Klang Valley typically stay listed for about 20 to 45 days before finding a tenant.
Across different property types and neighborhoods in Malaysia, days on market range from as few as 10 to 25 days for student-oriented rooms near universities, to 45 to 75 days or longer for high-end rentals above RM7,500 per month.
The current days-on-market figure in Malaysia is roughly similar to one year ago, reflecting a stable rental market where supply and demand have largely balanced after the post-pandemic adjustment period.
Which months have peak tenant demand in Malaysia?
The peak months for tenant demand in Malaysia are typically February to March (post-Chinese New Year work moves) and July to September (major student and corporate relocation cycle).
These seasonal demand patterns in Malaysia are driven by the academic calendar for universities, corporate transfer cycles that often align with mid-year budget periods, and the general preference to avoid moving during major holiday seasons.
The months with the lowest tenant demand in Malaysia are typically November to December, when holiday timing slows relocation activity, though some last-minute corporate moves still occur before year-end.
Buying real estate in Malaysia can be risky
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What will my monthly costs be in Malaysia as of 2026?
What property taxes should landlords expect in Malaysia as of 2026?
As of January 2026, landlords in Malaysia should expect to pay annual property-related charges of roughly RM500 to RM3,000 (about $125 to $740 USD, or €115 to €680 EUR) for a typical residential unit, covering quit rent and assessment tax combined.
Across different property values and locations in Malaysia, annual property taxes range from as low as RM300 for smaller units in secondary cities to RM5,000 or more for larger properties in prime Kuala Lumpur areas.
Property taxes in Malaysia are calculated based on two components: quit rent (cukai tanah) set by state land offices based on land category and size, and assessment tax (cukai taksiran) determined by local authorities based on the property's annual rental value.
Please note that, in our property pack covering the real estate market in Malaysia, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Malaysia right now?
The utilities landlords most commonly pay on behalf of tenants in Malaysia are strata maintenance fees, sinking fund contributions, and building insurance elements, while tenants typically pay for electricity, water, sewerage, and internet.
For a typical condo in Malaysia, landlord-paid monthly costs include strata fees of RM200 to RM500 ($50 to $125 USD / €45 to €115 EUR) and occasional air-con servicing contracts of RM50 to RM150, while tenants handle utility bills that typically run RM200 to RM500 per month.
The common practice in Malaysia is for landlords to cover all building-related charges and maintenance, while tenants are responsible for consumption-based utilities, though some higher-end rentals bundle internet or basic utilities as a "move-in ready" package to reduce vacancy time.
How is rental income taxed in Malaysia as of 2026?
As of January 2026, rental income in Malaysia is taxed as part of your aggregate income at progressive rates ranging from 0% to 30%, depending on your total taxable income after allowable deductions.
The main deductions landlords can claim against rental income in Malaysia include loan interest (not principal), property repairs and maintenance, agent fees, quit rent and assessment tax, fire insurance, and other qualifying expenses directly related to earning the rental income.
A common tax mistake landlords in Malaysia make is claiming capital improvements (like major renovations that add value) as deductible repairs, or failing to properly apportion expenses for mixed-use properties, both of which can trigger issues with IRBM during audits.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Malaysia.
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 Malaysia, 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 (National Property Information Centre) | It's Malaysia's official property data portal under the Valuation and Property Services Department. | We used it to anchor official direction-of-travel for residential rental indicators. We cross-checked our rent estimates against its reported market snapshots. |
| DOSM (Department of Statistics Malaysia) | DOSM is Malaysia's national statistics office providing official economic data. | We used it to frame rent growth within broader inflation trends. We used the CPI data as a sanity check for our rent growth assumptions. |
| Bank Negara Malaysia | It's Malaysia's central bank and the official source for exchange rates. | We used the late December 2025 reference rate to convert USD benchmarks to Malaysian Ringgit. We ensured all currency conversions are tied to official government sources. |
| IQI Global (Juwai IQI) | It's a large, established property group publishing a defined index with clear methodology. | We used it to anchor the direction of rent changes heading into 2026. We used its national average rent figure as a key point for our typical rent estimates. |
| Global Property Guide | It's a long-running international property data publisher with stated methodology and sources. | We used it to get bedroom-by-bedroom rent benchmarks in major Malaysian city submarkets. We converted these to RM using BNM's reference rate and triangulated against other sources. |
| JPPH (Valuation and Property Services Department) | It's hosted on the official government JPPH domain with verified rent data. | We used it as a corroborating datapoint for Kuala Lumpur rent levels. We used it to keep our Klang Valley estimates realistically centered. |
| PwC Malaysia | It's a major global audit and tax firm summarizing Malaysian tax law and practice. | We used it to frame how rental income is taxed in Malaysia in plain language. We used it to sanity-check tax ranges and terminology alongside IRBM materials. |
| IRBM (Hasil) | It's published by Malaysia's Inland Revenue Board, the official tax authority. | We used it to ground what landlords can typically deduct when calculating taxable rental income. We used it as the most direct official rules reference for the tax section. |
| Rödl & Partner | It's a well-known international law and tax advisory firm summarizing legal changes. | We used it to confirm the effective date and implications of revised tenancy stamp duty. We used it as a cross-check alongside Malaysia-focused tax summaries. |
| Reuters | Reuters is a top-tier wire service that tightly sources central bank decisions. | We used it to set the macro backdrop of rates, inflation, and growth expectations. We used it to inform our 2026 rent growth outlook bands. |
| DOSM Housing Vacancy Study | It's an official DOSM publication based on the national Population and Housing Census. | We used it to anchor a defensible baseline for structural housing vacancy in Malaysia. We adjusted from that baseline to discuss rental market vacancy specifically. |
| OpenDOSM | It's DOSM's open-data layer explaining the BNM-based methodology for exchange rates. | We used it to triangulate exchange rate series availability and ensure consistency with BNM data. We used it as secondary confirmation that our FX series is BNM-linked. |
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