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
Where are the best places to invest in Kuala Lumpur right now? Is the city center still the top pick, or are areas like Mont Kiara, Bangsar, and Damansara Heights gaining ground? What makes these locations attractive to both local and foreign investors?
We’re often asked these questions because we work directly with property developers, real estate agents, and clients who invest across the city. Our firsthand experience in these markets gives us unique insights into where the real opportunities lie. To save everyone from asking privately, we’ve written this article to share our knowledge broadly.
Our goal is to highlight the hottest markets in Kuala Lumpur and explain why they’re worth your attention in 2025.
If you have suggestions or want us to dive deeper into a specific area, let us know. You shoot an email, we answer within 24 hours.
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1) Mont Kiara is thriving with high rental yields fueled by its large expatriate community
Mont Kiara is a hot spot in the real estate market, thanks to its high rental yields and vibrant expatriate community.
In Mont Kiara, rental yields are higher than in other parts of Kuala Lumpur, with high-rise properties offering a gross yield of 4.6% to 5.4%. This makes it an attractive option for investors looking for steady returns.
The area is a magnet for expatriates, hosting a diverse community from over 30 countries. It's designed with them in mind, featuring international schools, foreign cuisine restaurants, and premium grocery stores, making it feel like a home away from home.
International schools like the British Garden International School and the American Mont’Kiara International School are key attractions, supporting the expatriate population and ensuring a steady demand for housing.
With these amenities and low vacancy rates, Mont Kiara shows a strong demand for properties, driven by its expatriate community. This demand keeps the rental market robust and appealing to investors.
Sources: The Edge Malaysia, Invest Asian
2) Bukit Jalil is gaining interest with its development projects and sports facilities boosting investment potential
Bukit Jalil is booming with ongoing development projects and sports facilities boosting its investment appeal.
One standout project is the Bukit Jalil City Development, a massive lifestyle hub valued at RM 4.2 billion. This development is transforming the area with new residential, commercial, and office spaces, making it a key growth driver.
Adding to the buzz is a data centre by Binastra Corporation Bhd, with a hefty RM574.4 million contract. This project is not just a local economic booster; it’s drawing tech companies and professionals to Bukit Jalil.
The National Sports Complex, featuring the iconic National Stadium, is another jewel in Bukit Jalil’s crown. This venue has hosted major events, enhancing the area's vibrancy and making it a lively spot for sports enthusiasts.
Getting around is easier than ever with improved public transport links, like the extended hours of the Bukit Jalil LRT station. This connectivity is a magnet for both residents and businesses.
Local amenities have also seen a boost with the Pavilion Bukit Jalil shopping mall, offering a variety of shopping and dining options that cater to both locals and visitors.
Sources: The Sun, NRY Architects, Stadium Malaysia, The Star
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Malaysia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
3) Taman Tun Dr Ismail (TTDI) is popular for its established community and strong demand for family homes
Taman Tun Dr Ismail (TTDI) is a hot spot for property buyers due to its consistent demand for family homes.
In the first quarter of 2024, TTDI saw a 1.3% rise in average property prices, signaling a stable and growing market. This makes it an attractive option for both buyers and investors looking for long-term value.
Families are particularly drawn to TTDI because of its strong community engagement. The area is home to reputable schools and educational institutions, providing a supportive environment for children. Plus, the abundance of parks and recreational facilities offers a balanced lifestyle that many families crave.
TTDI's location is another big plus. It's close to major highways and the Sungai Buloh-Kajang MRT line, which means easy access to Kuala Lumpur and other key areas. This connectivity is a major draw for those who work in the city but prefer a quieter home base.
Safety is a priority here, with low crime rates making it a secure place to live. The presence of shopping centers and various amenities further enhances its appeal, providing convenience and a vibrant community life.
All these factors make TTDI a desirable market for anyone looking to invest in property or settle down in a thriving community.
Sources: The Edge Malaysia, Lowyat Forum
4) Bangsar is gaining attention for its vibrant lifestyle and strong property appreciation near the city center
Bangsar is a hotspot for property investment thanks to its impressive appreciation potential.
Over the years, property prices in Bangsar have seen remarkable growth. For instance, condominiums have appreciated by 94% to 167% over the past 17 years. Meanwhile, single-storey terraced houses have experienced a capital appreciation of 239% from 2001 to 2017. This makes Bangsar a lucrative area for investors looking for long-term gains.
The demand for residential properties in Bangsar remains high, even though prices are on the steeper side. This is largely because both investors and high-end home seekers are drawn to the area. The limited supply of properties further drives up prices, making it a competitive market. The rental scene is also booming, attracting affluent tenants, expatriates, and local professionals, with rental yields hovering around 4.6% for non-landed units.
Bangsar's proximity to Kuala Lumpur city center significantly boosts its property value. The area is well-connected to major transportation hubs like KL Sentral and is easily accessible via numerous highways. This strategic location, coupled with ongoing infrastructure developments, makes Bangsar a convenient and attractive place to live.
Living in Bangsar means enjoying a vibrant lifestyle with a mix of modern amenities and cultural attractions. The area is known for its trendy cafes, shopping centers, and nightlife, which appeal to both locals and expatriates. This lively atmosphere contributes to the area's desirability and strong property appreciation potential.
Sources: Bangsar Property Insights, Rental Market in Bangsar, Bangsar as a Self-Contained Neighborhood
5) Cheras is attracting interest with its affordable homes and growing demand from young families
Cheras is catching eyes for its affordable property prices, especially compared to other Kuala Lumpur districts.
In 2023 and 2024, property prices in Cheras ranged from RM 450 to RM 650 per square meter, a bargain next to Mont Kiara and Bangsar. Young families are flocking to Cheras, drawn by its affordability and vibrant community. School enrollments are climbing, hinting at a wave of young families settling in.
New residential projects are popping up, tailored for these families with features like eco-friendly designs and spacious homes. Improved infrastructure is another big draw. The extension of MRT lines and local government efforts to boost community facilities have made Cheras more accessible and convenient.
These enhancements are expected to keep driving demand and push property values higher in the coming years. The area is becoming a hotspot, with more people recognizing its potential. Cheras is not just affordable; it's becoming a smart choice for those looking to invest in a growing community.
Sources: Global Property Guide, PropertyGuru
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6) Kepong is gaining attention for its new infrastructure projects enhancing connectivity and promising future value growth
Kepong is buzzing with interest thanks to new infrastructure projects that promise better connectivity and future value appreciation.
The Sungai Buloh-Serdang-Putrajaya (SSPL) MRT line is a game-changer, with nine stations planned in Kepong. This line will make it a breeze to reach major city centers like Kuala Lumpur City Centre (KLCC) and Tun Razak Exchange (TRX), making Kepong a more attractive place to live.
Beyond the MRT, the government is pouring resources into infrastructure through the Public-Private Partnership Masterplan 2030 (PIKAS 2030). These efforts aim to boost connectivity to business hubs, which is great news for Kepong. Projects like the Klang Logistics Corridor and the Kuala Lumpur-Klang Expressway are set to enhance access to key areas, further increasing Kepong's allure.
Neighboring areas have already seen property prices rise due to better connectivity, and Kepong is expected to follow suit. Real estate agencies are calling Kepong a growth hotspot, with the SSPL line linking it to the city center. This is attracting a younger crowd and driving up property demand.
Developers are taking notice, launching numerous high-density projects along Jalan Kepong. These developments are seeing high take-up rates, indicating strong interest from buyers.
Sources: The Edge Malaysia, Evolusi Bina, Henry Butcher
7) Wangsa Maju is gaining interest with its affordable housing and improved public transport links
Wangsa Maju is becoming a hotspot for those seeking affordable housing options.
In 2023, the area saw a significant number of property transactions, with 2,750 units sold, highlighting its appeal even when the overall market was sluggish. This trend indicates that Wangsa Maju is a preferred choice for many homebuyers.
One key reason for this popularity is the affordability of housing. Developments like Mah Sing's M Series offer homes priced between RM384,000 to RM448,000, making them attractive to first-time buyers and small families. This allows people to secure quality homes without financial strain.
Another major attraction is the improvement in public transport links. The Rapid Bus system has introduced new routes and services, enhancing connectivity for residents. For instance, the DS01 route and the new Demand-Responsive Transit service have made commuting more convenient and flexible.
These enhancements in public transport are particularly beneficial for those who rely on efficient travel options for work and leisure. The improved connectivity is a game-changer, making Wangsa Maju a more accessible and appealing place to live.
With these factors in play, it's no wonder that Wangsa Maju is drawing attention from potential homebuyers looking for a balance of affordability and convenience.
Sources: LAPORAN PASARAN HARTA WILAYAH TENGAH 2023, MCL Land Transforming Wangsa Maju's Skyline - The Edge Malaysia, Rapid Bus - Wikipedia
8) Sri Hartamas is thriving with its strategic location between Mont Kiara and Damansara, attracting investors and residents alike
Sri Hartamas is booming thanks to its prime spot between Mont Kiara and Damansara.
In recent years, especially 2023 and 2024, property prices in Sri Hartamas have been on the rise, with a projected increase of 3% to 7% in 2025. This growth is fueled by economic recovery and urban development, making it a hot spot for investors. The area is buzzing with new projects, including residential and commercial spaces, service apartments, and even a medical center. These developments are set to bring hundreds of new units to the area, attracting both residents and investors.
Infrastructure improvements are also a big draw. The local council, DBKL, is working on road upgrades and widening projects, along with new entrance and exit ramps from the Sprint Expressway. These changes will boost connectivity between Sri Hartamas, Mont Kiara, and Damansara, making it even more appealing.
The area is seeing a demographic shift with more expatriates and young professionals moving in. Its proximity to international schools, luxury shopping malls, and restaurants makes it a top choice for families and young professionals. This influx is driving up property demand and prices.
Government initiatives are also playing a role. Relaxed property ownership regulations for foreigners are expected to boost demand in the high-end property market, further supporting Sri Hartamas' growth. This makes it an attractive option for those looking to invest in a thriving area.
Sources: The Star, The Star, The Star
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.
9) Desa ParkCity is thriving for its well-planned township and high-quality amenities and lifestyle offerings
Desa ParkCity is a hot spot in Kuala Lumpur's property market, and it's easy to see why.
One big draw is the impressive property appreciation rates. Over the years, property values here have consistently climbed, with the average asking price now around RM925 per square foot. This makes it a magnet for both investors and homeowners looking for a solid return.
Demand is another key factor. Unlike other areas overflowing with residential units, Desa ParkCity has a limited supply of about 4,000 units. This scarcity keeps demand high, which is great news for property owners. If you're considering renting, high-rise properties fetch between RM2,500 and RM4,500 monthly, while landed properties can go for RM4,000 to RM10,000.
What really sets Desa ParkCity apart is its top-notch amenities and lifestyle offerings. The township is home to reputable schools like The International School @ ParkCity and modern healthcare facilities such as ParkCity Medical Centre. These features ensure residents enjoy quality education and healthcare, making it a highly desirable place to live.
Living in Desa ParkCity means you're part of a well-planned community. The township's design and infrastructure are thoughtfully laid out, offering a blend of urban convenience and suburban tranquility. This balance is a big reason why people are drawn to the area.
Whether you're looking to invest or find a new home, Desa ParkCity offers a unique blend of growth potential, demand, and lifestyle quality that's hard to beat.
Sources: The Edge Malaysia, DPCHomes, DPCHomes
10) Setapak is gaining interest for its closeness to educational institutions, attracting student renters
Setapak is becoming a hotspot for student renters because it's close to major universities.
With institutions like Tunku Abdul Rahman University College and Universiti Teknologi Malaysia nearby, students find it incredibly convenient to live in Setapak. This proximity means less time commuting and more time focusing on studies or enjoying student life.
In recent years, the number of students enrolling in these universities has surged, which naturally boosts the demand for housing in the area. As more students flock to these campuses, Setapak's appeal grows, making it a prime location for student accommodation.
Setapak isn't just about location; it's also about lifestyle. The area is evolving with student-friendly amenities and facilities that cater specifically to their needs. For example, new condominiums like M Adora are being developed with features that students love, such as study areas and social spaces.
These developments make Setapak even more attractive to students who are on the hunt for convenient and affordable housing. Living in Setapak offers a blend of comfort and practicality, which is exactly what students are looking for.
Sources: Mah Sing
11) Old Klang Road is a real estate hotspot with new mixed-use developments and improved infrastructure driving interest
Old Klang Road is quickly becoming a real estate hotspot thanks to its exciting transformation.
New mixed-use developments are popping up, like the proposed six-story building at the Eastgate Shopping Center, which aims to be a vibrant, community-centered asset. This is just one example of how the area is evolving.
Public transportation is getting a boost with improved links, making it easier for people to get around. The government is also investing in infrastructure projects, which are part of a broader strategy to modernize the region and make it more appealing to both residents and investors.
Property investors and developers are taking notice. Projects like 1120 Park Avenue and Saville Residence are entering the market at higher prices than older developments, showing strong demand and interest in the area.
These developments are not just about new buildings; they are about creating a community that is more accessible and attractive to everyone. The changes are drawing in more people who want to be part of this growing neighborhood.
Old Klang Road's transformation is a sign of its potential, with increased investment and interest from various stakeholders. It's a place to watch if you're considering buying property in the country.
Sources: Annandale Today, LandServe, MetProperty
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility.