Get all the data you need about the real estate market in Kuala Lumpur
This article is updated regularly so the figures you see here always reflect the latest available market data.
Condo prices in Kuala Lumpur in 2026 vary enormously depending on the neighborhood, from affordable entry-level options to high-end luxury towers.
Whether you are a first-time buyer or simply doing research, this guide breaks down what condos actually cost across the most important Kuala Lumpur neighborhoods.
And if you're planning to buy a property in Kuala Lumpur, you may want to download our real estate pack about Kuala Lumpur.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Kuala Lumpur neighborhood for condos | KLCC / KL City Centre |
| Most affordable Kuala Lumpur neighborhood for condos | Setapak |
| Average price per square meter across all Kuala Lumpur neighborhoods | RM 7,300 |
| Median condo price across Kuala Lumpur | RM 1,200,000 |
| Lowest realistic starting budget for a Kuala Lumpur condo | RM 280,000 |
| Most expensive Kuala Lumpur condo type by bedroom count | Two-bedroom condo |
| Most affordable Kuala Lumpur condo type by bedroom count | Studio condo |
| Average price for a studio condo in Kuala Lumpur | RM 640,000 |
| Average price for a one-bedroom condo in Kuala Lumpur | RM 870,000 |
| Average price for a two-bedroom condo in Kuala Lumpur | RM 1,280,000 |
| Price gap between the most and least expensive Kuala Lumpur condo neighborhood | RM 2,560,000 (median price difference between KLCC and Setapak) |
| Price dispersion across Kuala Lumpur condo neighborhoods | Very wide: from RM 330,000 studios in Setapak to RM 900,000 studios in KLCC |
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Kuala Lumpur condo neighborhoods in 2026 ranked by purchase price
This table ranks the top neighborhoods in the Kuala Lumpur condo market by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio condo, a one-bedroom condo, and a two-bedroom condo, the typical property type, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Kuala Lumpur.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Condo | Average Price for a One-Bedroom Condo | Average Price for a Two-Bedroom Condo | Typical Property Type | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | KLCC / KL City Centre | RM 11,000 | RM 3,000,000 | RM 800,000 | RM 900,000 | RM 1,300,000 | RM 2,200,000 | Luxury serviced condos | Best walkable luxury core in Kuala Lumpur, strong prestige, offices and malls on the doorstep, and easy access to premium city amenities | Very high entry prices, dense traffic, many investor-heavy towers, and wide quality differences between projects | Luxury |
| 2 | Ampang | RM 9,600 | RM 2,500,000 | RM 850,000 | RM 900,000 | RM 1,350,000 | RM 2,250,000 | Embassy-area luxury condos | Quiet embassy-belt feel, larger units, green pockets, and quick access to KLCC without living right inside it | Higher car dependence, stock quality varies, and some older towers need careful maintenance checks | Luxury |
| 3 | Desa ParkCity | RM 10,700 | RM 1,634,000 | RM 950,000 | RM 1,000,000 | RM 1,200,000 | RM 1,650,000 | Family lifestyle condos | Top lifestyle township in Kuala Lumpur, strong park-and-lake environment, and very consistent buyer demand over time | High entry price for the size, limited cheaper stock available, and condo supply in this township is relatively scarce | Luxury |
| 4 | Sri Hartamas | RM 9,000 | RM 2,225,000 | RM 650,000 | RM 700,000 | RM 1,000,000 | RM 1,800,000 | Mixed upscale condos | Strong expat appeal, established dining scene, and larger older condos can offer good space for the money | Traffic is persistent, some towers are aging, and layouts can feel dated compared to newer Kuala Lumpur projects | Premium |
| 5 | Bangsar | RM 8,900 | RM 1,680,000 | RM 700,000 | RM 780,000 | RM 1,050,000 | RM 1,550,000 | Upscale city condos | Mature prestige area in Kuala Lumpur, excellent dining options, strong owner-occupier demand, and very convenient central positioning | Limited new condo stock, congestion is common, and some prime products carry steep prestige premiums | Premium |
| 6 | Mont Kiara | RM 8,800 | RM 1,600,000 | RM 750,000 | RM 800,000 | RM 1,000,000 | RM 1,450,000 | Expat-oriented high-rise condos | Deep condo inventory in Kuala Lumpur, many amenities, large unit options, and strong recognition with international buyers | Heavy competition between towers, traffic can be frustrating, and not every project holds value equally well over time | Premium |
| 7 | KL Sentral | RM 8,700 | RM 1,200,000 | RM 700,000 | RM 750,000 | RM 1,000,000 | RM 1,450,000 | Transit-linked serviced condos | Kuala Lumpur's best transport hub, excellent rental appeal, and strong convenience for car-light urban living | Smaller unit bias, busy surroundings, and some products feel more investor-oriented than genuinely residential | Premium |
| 8 | Bukit Bintang | RM 7,100 | RM 694,000 | RM 450,000 | RM 600,000 | RM 800,000 | RM 1,200,000 | Central entertainment condos | Strong city-centre energy in Kuala Lumpur, good short-distance access, and a broad mix from older affordable stock to ultra-prime units | Noise, tourist intensity, and highly uneven building quality make project selection especially important in this area | Premium |
| 9 | Bukit Jalil | RM 5,100 | RM 520,000 | RM 350,000 | RM 380,000 | RM 500,000 | RM 750,000 | Newer lifestyle condos | Good newer stock in Kuala Lumpur, strong upgrader demand, improving amenities, and better value than prime central zones | Many competing projects, traffic at peak times, and some precincts still feel more suburban than urban | Mid-Market |
| 10 | Titiwangsa | RM 5,800 | RM 680,000 | RM 380,000 | RM 430,000 | RM 560,000 | RM 820,000 | City-fringe mixed condos | Near-city access at lower entry costs and improving transport links around central Kuala Lumpur | Stock is patchy, neighborhood feel varies a lot, and premium consistency is weaker than in top Kuala Lumpur areas | Mid-Market |
| 11 | Cheras | RM 4,300 | RM 440,000 | RM 280,000 | RM 320,000 | RM 430,000 | RM 620,000 | Mass-market urban condos | Large condo market in Kuala Lumpur with many practical choices and easier entry budgets for first-time buyers | Quality varies sharply, some locations feel dense, and resale performance depends heavily on the exact micro-location | Affordable |
| 12 | Setapak | RM 4,100 | RM 440,000 | RM 300,000 | RM 330,000 | RM 450,000 | RM 650,000 | Affordable commuter condos | One of Kuala Lumpur's clearest condo entry points with deep stock and generally manageable budgets for new buyers | Traffic and oversupply risks are real, and many projects compete hard on price in this area | Budget |
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Key insights about condo purchase prices in Kuala Lumpur
Insights
- Desa ParkCity has the highest price per square meter outside the KLCC core, at RM 10,700, which is higher than Sri Hartamas, Bangsar, and Mont Kiara. Buyers in Desa ParkCity are paying for township quality and lifestyle, not just location.
- KLCC has a starting budget of RM 800,000 but a median property price of RM 3,000,000, meaning the gap between entry level and the typical transaction is almost RM 2,200,000. This is the widest entry-to-median gap in the Kuala Lumpur condo market.
- Ampang competes directly with KLCC on price, with studios averaging RM 900,000 in both areas. But Ampang sells a quieter, greener lifestyle rather than full CBD walkability.
- KL Sentral buyers are paying a premium specifically for transport access, not for space. At RM 8,700 per square meter, it ranks seventh overall but offers some of the smallest units in the premium segment.
- Bukit Bintang has a median price of only RM 694,000 despite an average price per square meter of RM 7,100. This is because older and lower-quality buildings pull the area median down while newer ultra-prime units push the price-per-square-meter figure up.
- The jump from Setapak (RM 4,100 per square meter) to Bukit Jalil (RM 5,100 per square meter) represents a 24% increase. Just moving one tier up in the Kuala Lumpur condo market adds meaningful cost immediately.
- Mont Kiara offers one of the deepest condo inventories in Kuala Lumpur, which gives buyers more projects to compare and more room to negotiate. More supply typically means less pressure on the buyer.
- Kuala Lumpur has meaningful unsold completed condo stock based on official NAPIC data, and condos and apartments form a large part of that unsold pool. This is worth knowing before you make an offer: negotiation room is often larger than buyers assume.
- The price gap between the most expensive neighborhood (KLCC, median RM 3,000,000) and the most affordable (Setapak, median RM 440,000) is roughly RM 2,560,000. That is a ratio of nearly seven to one within the same city.
- In the Kuala Lumpur condo market, median price and price per square meter do not always move together. Desa ParkCity has a lower median than KLCC but a higher price per square meter, which shows that smaller, denser units can actually carry a higher per-square-meter cost than larger luxury apartments.
- Sri Hartamas and Mont Kiara show that expat-focused condo zones in Kuala Lumpur can sustain premium prices even well outside the strict city core. Address recognition and community character carry real monetary value.
- Cheras and Setapak are the two clearest entry points into the Kuala Lumpur condo market, with studios available from RM 320,000 and RM 330,000 respectively. For a first-time buyer on a tight budget, these are the two most realistic neighborhoods to start the search.
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About our methodology
This article focuses specifically on condo purchase prices in Kuala Lumpur as of April 2026. We anchored the citywide market context using official NAPIC government data, then built out neighborhood-level price estimates using the most recent 2025 to early 2026 transaction evidence from Brickz and iProperty. We cross-checked everything against live market positioning on PropertyGuru and EdgeProp.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Kuala Lumpur.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Kuala Lumpur neighborhood, we aggregated the freshest condo purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a condo in that neighborhood. This is not the cheapest possible listing, but a real, achievable floor for a standard condo purchase in Kuala Lumpur.
For each condo category, we estimated an average purchase price based on local market conventions. The typical size and layout of a studio, a one-bedroom, and a two-bedroom condo can vary across Kuala Lumpur neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and condo type to better reflect local ownership conditions and Kuala Lumpur price levels.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Kuala Lumpur.
What sources have we used to write this article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Kuala Lumpur, we rely on verifiable sources and a transparent methodology.
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 is reliable | How we used it |
|---|---|---|
| NAPIC Official Publication Portal | This is the Malaysian government's main property data publication portal, run by the Valuation and Property Services Department. | We used it to verify the full set of official publications and avoid relying on secondary summaries. We also used it to cross-check that the market reports cited below were the correct official releases. |
| NAPIC Malaysian House Price Index 2025 Report | This is the official nationwide residential price index report published by the Malaysian government for the full year 2025. | We used it to anchor the broader Kuala Lumpur residential pricing context and understand 2025 price direction. We also used it to make sure our neighborhood estimates were consistent with city-level market movements. |
| NAPIC Property Market Q3 2025 Snapshot | This is an official government snapshot covering current supply, new launches, unsold stock, and the Malaysian House Price Index for Q3 2025. | We used it to understand current market conditions affecting condos in Kuala Lumpur. We also used it to interpret negotiation power and supply pressure in higher-density condo segments. |
| NAPIC Property Market Status Report H1 2025 | This is the official government report on overhang, unsold stock, and property-type mix for the first half of 2025. | We used it to confirm that Kuala Lumpur has meaningful unsold completed stock and that condos and apartments make up a large part of that pool. We also used it to shape our starting-budget and buyer-negotiation assumptions. |
| Brickz Kuala Lumpur Transaction Pages | Brickz is widely used in Malaysia as the main source of actual transacted property prices at the area and project level. | We used it as the primary neighborhood transaction benchmark for median price and price per square foot. We also used it to rank Kuala Lumpur condo neighborhoods from most expensive to least expensive. |
| iProperty Transaction Pages (powered by Brickz) | iProperty is one of Malaysia's largest property portals and republishes transaction data in a format that is easy for buyers to read. | We used it to double-check area medians and identify condo-specific signals where Brickz data was mixed with other property types. We also used it to cross-check our estimated studio, one-bedroom, and two-bedroom condo price ranges. |
| PropertyGuru Kuala Lumpur Area Pages | PropertyGuru is one of Malaysia's biggest property portals with very broad live listing coverage across Kuala Lumpur neighborhoods. | We used it to sense-check neighborhood popularity and active buyer search depth. We also used it to compare transaction evidence with current asking-market positioning across condo segments. |
| EdgeProp Kuala Lumpur Area Outlooks | EdgeProp is a recognized Malaysian property research and listings platform with market analytics and area-level reporting. | We used it to validate neighborhood character, stock profile, and size-based pricing patterns for Kuala Lumpur condos. We also used it to sharpen the typical property type descriptions, pros, and cons for each area. |
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