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 curious about the current housing prices in Malaysia, you've come to the right place.
We constantly update this blog post with the latest data from official Malaysian government sources and verified market reports.
Whether you're a first-time buyer, an investor, or an expat looking to relocate, you'll find everything you need to understand the Malaysia property market in 2026.
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
- Malaysia housing prices grew just 0.1% year-on-year in Q3 2025, meaning buyers in the Malaysian property market face essentially flat pricing with room to negotiate.
- The gap between the average home price (RM 494,000) and estimated median (RM 290,000) in Malaysia shows that luxury properties heavily skew the numbers upward.
- Kuala Lumpur's median transacted price sits at RM 600,000, roughly double the national median, making it one of the most expensive markets in Malaysia.
- Malaysian buyers typically close deals about 6% below listing price, largely due to bank valuation limits and the strong negotiation culture in the country.
- Over the past 10 years, Malaysian property prices rose 44% in nominal terms but only 19% after adjusting for inflation, showing modest real growth.
- New homes in Malaysia cost about 15% more than comparable existing properties, reflecting modern amenities and current construction costs.
- Apartments and condos make up roughly 55% of Malaysia's residential market, while landed homes remain aspirational for many Malaysian families.
- Prime neighborhoods like KLCC and Damansara Heights can reach RM 1,400 to RM 1,670 per square foot, nearly four times the price of mass-market areas like Cheras.
What is the average housing price in Malaysia in 2026?
The median housing price is more telling than the average because it shows what a typical buyer actually pays, without being pulled upward by a handful of expensive luxury properties.
We are writing this as of January 2026 using the latest Q3 2025 data from NAPIC/JPPH, Malaysia's official government property statistics unit, which we manually verified against multiple authoritative sources.
The estimated median housing price in Malaysia in 2026 is RM 290,000 (around $68,000 or €60,000), while the average housing price is RM 494,000 (around $115,000 or €102,000). This significant gap reflects how high-end urban properties pull the average well above what most Malaysians actually spend on homes.
About 80% of residential properties in Malaysia in 2026 fall within the range of RM 150,000 to RM 550,000 (roughly $35,000 to $128,000 or €31,000 to €114,000).
A realistic entry range in the Malaysia property market in 2026 is RM 200,000 to RM 300,000 ($47,000 to $70,000 or €41,000 to €62,000), which typically gets you an existing walk-up apartment or older condo of 60 to 75 sqm in areas like Cheras or outer Klang Valley townships.
Luxury properties in Malaysia in 2026 typically range from RM 2 million to RM 6 million ($465,000 to $1.4 million or €413,000 to €1.24 million), which includes newer high-end condos of 180 to 250 sqm in prime locations like KLCC or Damansara Heights, or detached bungalows with 300 to 500+ sqm of land in Bangsar.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Malaysia.
Are Malaysia property listing prices close to the actual sale price in 2026?
In Malaysia in 2026, buyers typically close deals about 6% below the original listing price.
This gap exists mainly because sellers in Malaysia price properties with negotiation room built in, and bank valuations often cap what buyers can actually borrow and pay. The discount tends to be larger for oversupplied segments like older high-rise condos, where competition among sellers is strongest.
Get fresh and reliable information about the market in Malaysia
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in Malaysia in 2026?
As of January 2026, the estimated median housing price in Malaysia is around RM 280 per square foot (RM 3,014 per sqm), which translates to roughly $65 per sqft ($700 per sqm) or €58 per sqft (€623 per sqm). The average price is higher at around RM 360 per square foot (RM 3,875 per sqm), equivalent to $84 per sqft ($903 per sqm) or €74 per sqft (€800 per sqm).
In Malaysia in 2026, smaller prime condos like studios and one-bedrooms in top city locations have the highest price per sqm because you pay a premium for location and amenities spread over fewer square meters, while large landed homes in outer suburbs have the lowest price per sqm because land is cheaper and buyers trade distance for space.
In Malaysia in 2026, the highest prices per sqm are found in KLCC, Bukit Bintang, and Damansara Heights, ranging from RM 900 to RM 1,670 per square foot. The lowest prices per sqm are in areas like Cheras, Setapak, and Kepong, where you can find properties at RM 230 to RM 430 per square foot.
How have property prices evolved in Malaysia?
Compared to one year ago, Malaysia housing prices in 2026 are essentially flat, with the Malaysia House Price Index showing just a 0.1% increase. This stagnation reflects affordability constraints and continued oversupply in certain high-rise segments.
Looking back 10 years, Malaysian property prices have risen about 44% in nominal terms, but only about 19% when adjusted for inflation. This means real purchasing power gains have been moderate, with much of the price increase eaten up by the rising cost of living.
By the way, we've written a blog article detailing the latest updates on property price variations in Malaysia.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Malaysia.
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 do prices vary by housing type in Malaysia in 2026?
In Malaysia in 2026, apartments and condos make up about 55% of the market, followed by terrace houses at 25%, semi-detached homes at 10%, detached bungalows at 6%, and townhouses plus others at around 4%, reflecting strong urban demand and the aspirational nature of landed property.
Average prices by property type in Malaysia as of January 2026 are: apartments and condos at around RM 420,000 ($98,000 or €87,000), terrace houses at RM 520,000 ($121,000 or €108,000), townhouses at RM 650,000 ($152,000 or €134,000), semi-detached homes at RM 950,000 ($222,000 or €196,000), detached bungalows at RM 1.8 million ($420,000 or €372,000), and luxury prime condos at RM 2.8 million ($653,000 or €579,000). These are national averages, so Kuala Lumpur prices tend to be higher while other states run lower.
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Malaysia?
- How much should you pay for a house in Malaysia?
- How much should you pay for lands in Malaysia?
How do property prices compare between existing and new homes in Malaysia in 2026?
In Malaysia in 2026, new-build properties typically cost about 15% more than comparable existing homes in similar locations.
This premium exists because newer units come with modern layouts, better facilities, developer warranties, and reflect current construction costs, while older properties often need renovation to match the same standard.
Buying real estate in Malaysia can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Malaysia in 2026?
In Cheras, one of Kuala Lumpur's most accessible neighborhoods, you'll find mostly mass-market condos and older apartments priced between RM 250,000 and RM 450,000 ($58,000 to $105,000 or €52,000 to €93,000). Prices stay affordable here because the area is further from the city center, though good MRT connections keep it popular with commuters.
Mont Kiara is a favorite among expat families, offering spacious condos near international schools at prices ranging from RM 1 million to RM 2.5 million ($233,000 to $583,000 or €207,000 to €517,000). The higher prices reflect the family-friendly amenities, larger unit sizes, and the established international community.
KLCC and Bukit Bintang represent Malaysia's prime CBD, where luxury condos typically range from RM 1.8 million to RM 6 million or more ($420,000 to $1.4 million or €372,000 to €1.24 million). These prices reflect the unmatched walkability, prestigious addresses, and proximity to major business and entertainment hubs.
You will find a much more detailed analysis by areas in our property pack about Malaysia. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Avg Price Range (RM and $) | Avg per sqm (RM and $) | Avg per sqft (RM and $) |
|---|---|---|---|---|
| Cheras | Value / Commute | RM 250k-450k ($58k-105k) | RM 2,500-4,000 ($580-930) | RM 230-370 ($54-86) |
| Setapak | Value / Student | RM 280k-500k ($65k-117k) | RM 3,000-4,600 ($700-1,070) | RM 280-430 ($65-100) |
| Kepong | Value / Family | RM 320k-650k ($75k-152k) | RM 3,200-5,000 ($750-1,170) | RM 300-465 ($70-109) |
| Wangsa Maju | Commute | RM 350k-750k ($82k-175k) | RM 3,500-5,500 ($820-1,280) | RM 325-510 ($76-119) |
| Sri Petaling | Family / Food | RM 380k-850k ($89k-198k) | RM 3,800-6,000 ($890-1,400) | RM 355-560 ($83-131) |
| Petaling Jaya | Family / Popular | RM 450k-1.2m ($105k-280k) | RM 4,200-7,000 ($980-1,630) | RM 390-650 ($91-152) |
| Kota Damansara | Family | RM 600k-1.6m ($140k-373k) | RM 4,500-7,500 ($1,050-1,750) | RM 420-700 ($98-163) |
| Damansara Uptown | Commute / Popular | RM 700k-2m ($163k-467k) | RM 5,000-9,000 ($1,170-2,100) | RM 465-835 ($109-195) |
| Mont Kiara | Expat / Family | RM 1m-2.5m ($233k-583k) | RM 6,000-11,000 ($1,400-2,560) | RM 560-1,020 ($131-238) |
| Bangsar | Expat / Lifestyle | RM 1.5m-4m ($350k-934k) | RM 7,000-14,000 ($1,630-3,270) | RM 650-1,300 ($152-303) |
| Damansara Heights | Luxury | RM 2.5m-8m ($583k-1.87m) | RM 9,000-18,000 ($2,100-4,200) | RM 835-1,670 ($195-390) |
| KLCC / Bukit Bintang | Prime CBD | RM 1.8m-6m+ ($420k-1.4m+) | RM 10,000-20,000+ ($2,330-4,660+) | RM 930-1,860+ ($217-434+) |
How much more do you pay for properties in Malaysia when you include renovation work, taxes, and fees?
In Malaysia in 2026, buyers should expect to pay an additional 6% to 12% on top of the purchase price to cover taxes, legal fees, and renovation costs.
For a property around $200,000 (RM 858,000), you would pay roughly RM 51,000 to RM 103,000 ($12,000 to $24,000) in additional costs, bringing your total to approximately RM 909,000 to RM 961,000 ($212,000 to $224,000). This includes stamp duty, legal fees, and basic renovation or furnishing if needed.
For a property around $500,000 (RM 2.15 million), expect additional costs of roughly RM 129,000 to RM 258,000 ($30,000 to $60,000), making your total outlay around RM 2.28 million to RM 2.41 million ($530,000 to $560,000). At this price level, stamp duty takes a bigger bite because rates increase on amounts above RM 1 million.
For a property around $1,000,000 (RM 4.29 million), additional costs typically run between RM 257,000 and RM 515,000 ($60,000 to $120,000), for a total of roughly RM 4.55 million to RM 4.81 million ($1.06 million to $1.12 million). Higher-end properties often involve more substantial renovation to personalize finishes.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Malaysia.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Malaysia
| Expense | Category | Estimated Cost Range (RM and $) |
|---|---|---|
| Stamp Duty on Transfer | Tax | Ranges from 1% to 4% of the property price, with higher rates applying to the portion above RM 1 million. For a RM 500,000 property, expect around RM 9,000 ($2,100). For a RM 2 million property, it could reach RM 53,000 ($12,400). |
| Legal Fees (SPA and Conveyancing) | Fees | Typically 0.4% to 1.0% of the property price, with smaller transactions paying a higher percentage. A RM 500,000 purchase might cost RM 3,500 to RM 5,000 ($820 to $1,170) in legal fees. |
| Loan Agreement Stamp Duty | Tax | About 0.5% of the loan amount if you are financing the purchase. On a RM 400,000 loan, this would be around RM 2,000 ($470). |
| Valuation and Bank Fees | Fees | Ranges from RM 1,000 to RM 5,000 ($230 to $1,170) depending on property value and lender requirements. This covers property valuation, loan processing, and administrative charges. |
| Renovation and Furnishing | Renovation | Varies widely from RM 15,000 to RM 120,000+ ($3,500 to $28,000+) depending on the property condition and your preferences. Older units typically need more work, while newer developments may only require basic furnishing. |
| Real Property Gains Tax (if selling) | Tax | Applies to sellers, not buyers, but worth knowing. Rates vary based on holding period and citizenship status. Malaysian citizens pay 0% after 5 years of ownership. |
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 properties can you buy in Malaysia in 2026 with different budgets?
With $100,000 (around RM 429,000) in Malaysia in 2026, you could buy an existing condo of about 80 sqm in Cheras, an existing condo of about 85 sqm in Setapak, or an older condo of about 75 sqm in Kepong.
With $200,000 (around RM 857,000) in Malaysia in 2026, you could purchase a terrace house of 130 to 150 sqm built-up in Kota Damansara, a larger existing condo of about 110 sqm in Petaling Jaya, or a newer condo of 95 to 110 sqm in Sri Petaling.
With $300,000 (around RM 1.29 million) in Malaysia in 2026, your options include a newer condo of about 120 sqm in Mont Kiara from a smaller or older project, a townhouse of 120 to 140 sqm in Petaling Jaya, or a terrace house of about 150 sqm built-up in a better PJ or Damansara fringe location.
With $500,000 (around RM 2.14 million) in Malaysia in 2026, you could buy a smaller semi-detached home on the Bangsar fringe that may have been renovated, a large premium condo of 160 to 200 sqm in Mont Kiara, or an older detached home in a non-prime Damansara pocket.
With $1,000,000 (around RM 4.29 million) in Malaysia in 2026, you can access prime condos of 200 to 260 sqm in KLCC, a better semi-detached home in Bangsar that has been renovated, or a detached bungalow in select Damansara Heights fringe pockets.
With $2,000,000 (around RM 8.57 million) in Malaysia in 2026, you enter true luxury territory with options like a high-end bungalow with large built-up area in Damansara Heights, an ultra-prime penthouse-style condo in KLCC, or a large luxury landed home in Bangsar that has been fully renovated.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Malaysia.
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/JPPH (Ministry of Finance) | Malaysia's official government property statistics unit publishing headline market data. | We used this for the national average home price and the Malaysia House Price Index level and year-on-year change. This served as our anchor for overall Malaysia pricing as of January 2026. |
| Malay Mail | A national newspaper that clearly attributes figures to official JPPH Q3 2025 reports. | We used this as independent confirmation of MHPI and average price numbers. We also used it for context on demand drivers like interest rates and policy support. |
| BIS Nominal Property Index via FRED | An international organization dataset distributed by a major central bank research platform. | We used this to compute the 10-year nominal price change from 2015 to 2025 on a consistent nationwide index. We also used it to cross-check the MHPI story. |
| BIS Real Property Index via FRED | Same BIS methodology but explicitly adjusted for inflation using CPI deflation. | We used this to compute the 10-year inflation-corrected change and to verify nominal versus real growth statements. We also used it for long-run affordability context. |
| Brickz / iProperty | Based on actual recorded transactions rather than asking prices, making it reliable for real market ranges. | We used this to anchor Kuala Lumpur's median transacted price and median RM per sqft. We then scaled neighborhood ranges from this transaction baseline. |
| DOSM (Department of Statistics Malaysia) | Malaysia's official producer of inflation and economic statistics. | We used this to understand recent inflation data and explain why real housing growth differs from nominal growth. We aligned our inflation-corrected language with official CPI. |
| LHDN / IRBM (Inland Revenue) | The tax authority that sets and publishes official property tax rules in Malaysia. | We used this for Real Property Gains Tax context when discussing transaction costs. We kept explanations accessible for non-professional readers while grounded in official rates. |
| PwC Malaysia | A top-tier professional services firm summarizing Malaysian tax administration changes. | We used this to confirm process change timing for stamp duty self-assessment phases relevant around January 2026. We used it as an administration cross-check. |
| Exchange Rates UK | Publishes transparent historical rate summaries that are easy to verify. | We used 2025 average rates (1 USD = RM 4.29, 1 EUR = RM 4.84) consistently throughout for all currency conversions. This provides a clear and transparent assumption. |
| New Straits Times | A major Malaysian newspaper reporting on official market data and property overhang. | We used this for market concentration signals and overhang data to estimate the median price. We triangulated this with official average prices to derive realistic ranges. |
| Bank Negara Malaysia | Malaysia's central bank providing authoritative data on lending, interest rates, and financial conditions. | We referenced this for context on mortgage financing conditions that affect buyer purchasing power. We used it to understand why bank valuations create a gap between listing and sale prices. |
| The Edge Markets | A leading Malaysian business and property news source with detailed market analysis. | We used this to cross-reference property market trends and developer pricing strategies. We also used it to understand segment-specific dynamics like high-rise oversupply. |
| iProperty Malaysia | One of Malaysia's largest property portals with extensive listing data. | We used this to understand listing price distributions across neighborhoods. We combined this with Brickz transaction data to estimate the listing-to-sale price gap. |
| PropertyMarket.com.my | A property data platform providing market insights and listing aggregation. | We used this to verify property type distributions and understand what buyers find on the market. We cross-referenced with NAPIC data for consistency. |
| REHDA (Real Estate and Housing Developers' Association) | The official association representing property developers in Malaysia. | We used this for developer-side perspectives on new launch pricing and construction costs. We used it to understand why new homes carry a premium over existing stock. |
| World Bank | An international institution providing economic data and housing market analysis. | We used this for broader economic context affecting Malaysia's property market. We referenced housing affordability studies to validate median estimates. |
| International Monetary Fund | A global financial institution providing macroeconomic analysis and forecasts. | We used this for economic growth and inflation outlook data affecting Malaysia. We incorporated this to contextualize price trend expectations. |
| Knight Frank Malaysia | An international property consultancy with local market expertise. | We used this for luxury market pricing benchmarks and prime neighborhood analysis. We cross-referenced their data with transaction records from Brickz. |
| CBRE Malaysia | A global commercial real estate services firm with Malaysian market presence. | We used this for residential market reports and neighborhood pricing trends. We verified their findings against official NAPIC statistics. |
| JLL Malaysia | An international property services firm providing market research. | We used this for market outlook and price movement analysis. We incorporated their forecasts when discussing price evolution trends. |
| KPKT (Ministry of Local Government Development) | The Malaysian ministry overseeing housing policy and affordable housing programs. | We used this for policy context affecting housing affordability and market segments. We referenced their data on affordable housing price bands. |
| EdgeProp Malaysia | A property data platform with transaction records and market analytics. | We used this to verify neighborhood price ranges and transaction volumes. We cross-checked their data with Brickz for consistency. |
| StarProperty | A major Malaysian property portal affiliated with The Star Media Group. | We used this for listing price data and market segment analysis. We combined this with transaction data to understand the full pricing picture. |
Get the full checklist for your due diligence in Malaysia
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.