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
Running an Airbnb in Malaysia is legally possible, but whether your property can operate depends on your local council area and building management rules if you own a condo.
The typical Airbnb listing in Malaysia earns around RM 3,300 monthly in gross revenue, though after expenses, most hosts take home closer to RM 900 in net profit.
This article breaks down the real numbers, legal requirements, and competitive landscape for Airbnb rentals across Malaysia in 2026, and we update it regularly.
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
- Kuala Lumpur alone has over 35,500 active Airbnb listings in 2026, making it one of Southeast Asia's most competitive short-term rental markets.
- Malaysia's Federal Court has ruled that strata building management bodies can legally ban short-term rentals, meaning your condo's house rules matter more than national law.
- The typical Airbnb occupancy rate in Malaysia sits around 45%, but top-performing hosts consistently achieve 60% or higher through better photos and pricing strategies.
- Nearly 90% of Kuala Lumpur Airbnb listings already include pools and air conditioning, so these amenities are table stakes rather than differentiators.
- AirDNA data shows many Kuala Lumpur listings now require 30-night minimum stays, suggesting hosts have pivoted to mid-term rentals to comply with building restrictions.
- The price gap between Malaysia's most expensive Airbnb neighborhoods (KLCC, Bukit Bintang) and budget areas can exceed RM 200 per night.
- Seasonal revenue swings can be dramatic, with high-season months generating around RM 4,800 compared to just RM 2,300 during slower periods.
- The MotoGP race at Sepang creates one of the most predictable annual demand spikes for Airbnb hosts in Greater Kuala Lumpur.
- Operating expenses run between RM 1,400 and RM 3,600 monthly, with air conditioning costs and property management fees being the biggest variables.
- One-bedroom units dominate Malaysia's Airbnb supply at 57%, but two-bedroom properties often deliver more stable bookings by serving a broader guest mix.
Can I legally run an Airbnb in Malaysia in 2026?
Is short-term renting allowed in Malaysia in 2026?
As of the first half of 2026, short-term renting is generally allowed in Malaysia, but rules vary significantly by local council area, property type, and building management policies for condos.
Malaysia lacks a single national STR framework, so the legal landscape is shaped by the Strata Management Act 2013 (Act 757), local council licensing, and individual building by-laws.
The single most important restriction for condo owners is that your building's management can legally prohibit short-term stays, as upheld by Malaysia's Federal Court in a 2020 decision involving Verve Suites Mont Kiara.
For landed properties like terrace houses and bungalows, restrictions are typically lighter, but you may still need local council business licensing and must avoid nuisance complaints.
Penalties for illegal short-term rentals can include council fines, forced listing closure, and legal action from strata management bodies.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Malaysia.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Malaysia.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Malaysia as of 2026?
As of the first half of 2026, Malaysia does not impose a national minimum-stay requirement or maximum nights-per-year cap, so limits depend entirely on your local council and building rules.
These rules differ by property type, with strata condos facing the most restrictions from management bodies, while landed homes have more flexibility with proper licensing.
Many Kuala Lumpur hosts have shifted to 30-night minimum stays because building rules prohibit short stays, which is why AirDNA shows a large portion of listings operating as mid-term rentals.
If you exceed building or council restrictions, consequences range from fines to having your listing reported for removal.
Do I have to live there, or can I Airbnb a secondary home in Malaysia right now?
Malaysia has no nationwide "primary residence only" rule, so you don't need to live in a property to operate it as an Airbnb.
Owners of secondary homes can legally operate short-term rentals, provided they have building management permission (for condos) and comply with local council licensing.
No additional permits are specifically required for non-primary residence rentals at the national level.
The main practical difference is that investment properties with multiple units may attract more scrutiny regarding business registration and tourism tax compliance.
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Can I run multiple Airbnbs under one name in Malaysia right now?
Running multiple Airbnb listings under one name is legally possible in Malaysia, with no explicit national law capping the number of properties you can list.
There is no official maximum, though operating at scale may trigger additional scrutiny from authorities.
Hosts with multiple listings face increased expectations around business registration with SSM, council licensing, and tourism tax compliance through MyTTx.
Regulatory concerns focus on ensuring commercial-scale operators are properly registered, paying taxes, and not reducing housing availability.
Do I need a short-term rental license or a business registration to host in Malaysia as of 2026?
As of the first half of 2026, licensing and business registration requirements depend on your local council area and operation scale.
The process and timeline varies by council, with DBKL in Kuala Lumpur and MBPP in Penang each having their own guidelines for accommodation business licenses.
Documents typically required include proof of ownership, identification, and evidence that your building management permits short-term rentals.
Hosts should budget for initial registration fees plus annual renewals, along with tourism tax registration through MyTTx.
Are there neighborhood bans or restricted zones for Airbnb in Malaysia as of 2026?
As of the first half of 2026, neighborhood restrictions exist primarily through local council zoning and building-level bans from strata management bodies.
In Penang, MBPP has indicated that short-term rentals may be permitted only in commercial-category buildings, effectively restricting pure residential condos from STR operations.
These restrictions aim to maintain residential character, manage disturbance complaints, and prevent buildings designed for residents from becoming de facto hotels.
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.
How much can an Airbnb earn in Malaysia in 2026?
What's the average and median nightly price on Airbnb in Malaysia in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Malaysia is approximately RM 240 (about $59 USD or €54 EUR), while the median sits closer to RM 200 ($49 USD or €45 EUR).
The typical price range covering 80% of listings falls between RM 150 and RM 400 ($37 to $99 USD or €34 to €91 EUR).
Location has the biggest impact on pricing, with prime urban cores like KLCC and Bukit Bintang commanding significantly higher rates.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Malaysia.
How much do nightly prices vary by neighborhood in Malaysia in 2026?
As of the first half of 2026, nightly prices can vary by over RM 250 between expensive neighborhoods like KLCC (RM 350 to RM 420, or $86 to $104 USD) and affordable areas like Chow Kit (RM 160 to RM 220, or $40 to $54 USD).
The three highest-priced neighborhoods are KLCC (averaging RM 380 or $94 USD), Bukit Bintang (RM 340 or $84 USD), and Bangsar (RM 300 or $74 USD).
The lowest-priced neighborhoods include Chow Kit (RM 170 or $42 USD), Brickfields (RM 190 or $47 USD), and parts of Subang (RM 180 or $44 USD), though these still attract steady bookings from budget travelers.
What's the typical occupancy rate in Malaysia in 2026?
As of the first half of 2026, the typical Airbnb occupancy rate in Malaysia is approximately 45%, meaning listings are booked about 13 to 14 nights monthly.
The realistic occupancy range falls between 35% and 55%, with well-positioned properties achieving the higher end.
Malaysia's rates are broadly in line with Southeast Asian averages, though slightly below official hotel occupancy figures.
Listing quality and responsive hosting are the biggest factors for above-average occupancy, with professional photos and competitive pricing consistently outperforming.
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What's the average monthly revenue per listing in Malaysia in 2026?
As of the first half of 2026, average monthly gross revenue per Airbnb listing in Malaysia is approximately RM 3,300 ($815 USD or €748 EUR), before platform fees and operating expenses.
The realistic range covering 80% of listings falls between RM 1,800 and RM 5,500 ($444 to $1,358 USD or €407 to €1,247 EUR).
Top-performing listings in prime locations can achieve RM 7,000 to RM 10,000 monthly ($1,728 to $2,469 USD), particularly sea-view villas or well-designed KLCC units maintaining 60%+ occupancy.
Finally, note that we give here all the information you need to buy and rent out a property in Malaysia.
What's the typical low-season vs high-season monthly revenue in Malaysia in 2026?
As of the first half of 2026, Airbnb listings in Malaysia typically earn around RM 2,300 monthly ($568 USD or €521 EUR) during low season, compared to RM 4,800 ($1,185 USD or €1,087 EUR) during high season.
Low season runs from February to March and September to early November, while high season includes December-January holidays, Chinese New Year, Hari Raya, and June-August school holidays.
What's a realistic Airbnb monthly expense range in Malaysia in 2026?
As of the first half of 2026, monthly expenses for operating an Airbnb in Malaysia range from RM 1,400 to RM 3,600 ($345 to $889 USD or €317 to €816 EUR), depending on property type and management approach.
The largest expense is typically cleaning and laundry (RM 250 to RM 900) or property management fees if using a co-host (15% to 25% of revenue).
Hosts should expect to spend 40% to 70% of gross revenue on operating expenses, with self-managed properties at the lower end.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Malaysia.
What's realistic monthly net profit and profit per available night for Airbnb in Malaysia in 2026?
As of the first half of 2026, realistic monthly net profit for a typical Malaysia Airbnb is approximately RM 900 ($222 USD or €204 EUR), with profit per available night around RM 30 ($7.40 USD or €6.80 EUR).
The realistic net profit range covering most listings falls between RM 400 and RM 2,000 ($99 to $494 USD or €91 to €453 EUR).
Most hosts achieve net profit margins of 20% to 35% of gross revenue, varying primarily by management approach.
Break-even occupancy is approximately 35%, meaning you need roughly 10 to 11 booked nights monthly just to cover operating costs.
In our property pack covering the real estate market in Malaysia, we explain the best strategies to improve your cashflows.
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 competitive is Airbnb in Malaysia as of 2026?
How many active Airbnb listings are in Malaysia as of 2026?
As of the first half of 2026, Malaysia has approximately 65,000 active short-term rental listings across Airbnb and Vrbo, with Kuala Lumpur alone accounting for over 35,500.
Listing numbers have grown steadily over recent years, though growth has moderated compared to rapid increases seen in 2022-2023.
Which neighborhoods are most saturated in Malaysia as of 2026?
As of the first half of 2026, the most saturated neighborhoods include KLCC, Bukit Bintang, Mont Kiara, and Bangsar South in Kuala Lumpur, plus George Town in Penang, Pantai Cenang in Langkawi, and central Johor Bahru.
These areas became saturated because they combine high tourist traffic, dense condo development with permissive building rules, and proximity to major attractions.
Undersaturated neighborhoods with better opportunities include Cyberjaya (growing corporate demand), Melaka's outer areas, parts of Kota Kinabalu beyond the waterfront, and emerging MRT station areas in the Klang Valley.
What local events spike demand in Malaysia in 2026?
As of the first half of 2026, main demand-spiking events include MotoGP at Sepang (October-November), Rainforest World Music Festival in Sarawak (late June), George Town Festival in Penang, and major holidays around Hari Raya, Chinese New Year, and school breaks.
During peak events, bookings and rates typically increase 30% to 60%, with Sepang MotoGP creating particularly intense spikes where rates can temporarily double.
Hosts should adjust pricing 60 to 90 days before major events to capture demand, as travelers book early for popular events.
What occupancy differences exist between top and average hosts in Malaysia in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Malaysia achieve around 60% occupancy, with the best operators reaching 65% to 70%.
This compares to average hosts at approximately 45% occupancy, a 15 percentage point gap that translates directly into significantly higher revenue.
New hosts typically take 6 to 12 months to reach top-performer levels, depending on how quickly they accumulate reviews and optimize pricing.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Malaysia.
What amenities do nearly all competitors offer in Malaysia right now?
Nearly all competitive Malaysia Airbnb listings offer air conditioning (99%), Wi-Fi (97%), parking (90%), and pool access (87% in condos), making these baseline expectations rather than differentiators.
Successful listings increasingly add smart TVs with streaming, fully equipped kitchens, and self-check-in options.
Actual differentiators include bathtubs (rare in condos), dedicated workspaces, premium coffee machines, and in resort areas, private pools or direct beach access.
Which price points are most crowded, and where's the "white space" for new hosts in Malaysia right now?
The most crowded price range is RM 180 to RM 280 per night ($44 to $69 USD or €41 to €63 EUR), representing the typical one-bedroom condo segment.
Competition peaks at RM 200 to RM 250 nightly, while white space exists in mid-term rentals (30+ nights at RM 3,000 to RM 5,000 monthly), family-sized 2 to 3 bedroom units (RM 350 to RM 500 nightly), and experience-led properties with unique features.
New hosts can compete in underserved segments with properties near corporate hubs for mid-term demand, larger units near family attractions, or distinctive properties in leisure markets where views create natural differentiation.
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What property works best for Airbnb demand in Malaysia right now?
What bedroom count gets the most bookings in Malaysia as of 2026?
As of the first half of 2026, one-bedroom properties get the most bookings by volume, though two-bedroom units often deliver more stable occupancy and better revenue.
The breakdown shows one-bedroom at 57% of listings capturing the largest booking share, followed by two-bedroom at 28% and three-bedroom+ at 13%.
One-bedroom matches the dominant traveler profile of couples and solo visitors, but two-bedroom serves a broader mix including small families and corporate travelers wanting more space.
What property type performs best in Malaysia in 2026?
As of the first half of 2026, condos and serviced apartments perform best when their buildings permit short-term rentals, thanks to facilities, security, and central locations.
Occupancy rates show condos averaging 45% to 52%, landed homes achieving 40% to 48% (with higher revenue per booking for larger groups), and resort villas showing seasonal variation from 35% to 55%.
Condos outperform because they offer the pool, gym, security, and urban convenience that tourists and business travelers expect, while high listing density means guests can easily compare and book confidently.
What location traits boost bookings in Malaysia right now?
Location traits that boost Malaysia Airbnb bookings include walkability to tourist anchors like KLCC or George Town heritage zone, proximity to MRT/LRT stations, and for condos, visible pools and modern facilities that photograph well.
In leisure markets like Langkawi, Penang's beach belt, and Kota Kinabalu's coast, booking drivers shift toward sea views, beach proximity, and unique property character.
Across all markets, listings within a 5-minute walk of landmarks, major malls, or transit hubs consistently outperform similar properties requiring taxi access.
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 |
|---|---|---|
| Tourism Malaysia Data Portal | Malaysia's official government tourism data portal with verified visitor statistics. | We used this to ground demand estimates in real tourism volumes. We cross-checked occupancy estimates against official hotel performance patterns. |
| Tourism Malaysia Paid Accommodation Survey | Official government survey from Tourism Malaysia's Strategic Planning Division. | We used this as a proxy for travel demand and seasonality by locality. We triangulated STR occupancy expectations against hotel data. |
| NAPIC (JPPH) | Malaysia's official property market data authority under the government valuer department. | We used this to anchor residential market context and supply signals. We avoided claims about real estate without official backing. |
| AirDNA Kuala Lumpur | Widely used STR analytics provider with transparent market-level metrics. | We used this for occupancy and ADR in Malaysia's largest STR market. We converted these into monthly revenue estimates. |
| AirDNA Johor Bahru | Recognized STR data provider with comparable cross-city metrics. | We used this to benchmark Malaysia's second-largest demand hub. We triangulated national averages beyond Kuala Lumpur alone. |
| AirDNA Kota Kinabalu | Recognized STR dataset for East Malaysia's tourism market. | We used this to capture leisure-led destination dynamics. We triangulated seasonality for coastal markets. |
| Wise Exchange Rate History | Large mainstream FX platform with time-stamped rate history. | We used this to convert AirDNA's USD metrics into MYR for January 2026. We kept conversion assumptions explicit. |
| Strata Management Act 2013 | Official statute text from Malaysia's Attorney General's Chambers. | We used this to explain why condo rules matter for Airbnb legality. We framed building-level veto risk for investors. |
| Federal Court Case (Verve Suites) | Published judgment from Malaysia's apex court on STR restrictions. | We used this to support that strata bodies can prohibit short-term stays. We translated this into practical investor guidance. |
| DBKL Business License Guidelines | Official Kuala Lumpur city authority website. | We used this to show council licensing is a real compliance layer. We justified why rules differ by council area. |
| MBPP Penang Guidelines | Official Penang Island city council portal. | We used this to anchor Penang's local-government role in STR permission. We supported that address matters as much as property type. |
| Buletin Mutiara MBPP Announcement | Public announcement quoting local authority's STRA position. | We used this to illustrate restricted zones that change feasibility. We cautioned that some areas allow STR only in certain buildings. |
| SSM (Companies Commission) | Malaysia's official business registration authority. | We used this to frame when hosting looks like a business operation. We explained why STR frameworks often require registration. |
| Malaysian Tourism Tax System | Official portal for Tourism Tax administration by Royal Malaysian Customs. | We used this to flag tourism tax as a real operating obligation. We showed increasing enforcement focus on digital platforms. |
| NST STRA Framework Reporting | Major national newspaper reporting on ministry-led policy work. | We used this to time-stamp that national STRA guidelines were in progress. We warned investors to include regulatory downside in underwriting. |
| Sepang International Circuit | Official venue website for Malaysia's premier motorsports facility. | We used this to identify MotoGP as a predictable annual demand spike. We factored event timing into seasonality guidance. |
| Sarawak Tourism Board | Official tourism authority for Sarawak state. | We used this to identify Rainforest World Music Festival as a Kuching demand driver. We incorporated this into event-based pricing guidance. |
| George Town Festival | Official website for Penang's major annual arts festival. | We used this to identify GTF as a Penang booking spike event. We factored this into pricing adjustment recommendations. |
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.