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
Malaysia offers foreigners one of Southeast Asia's most accessible property markets, but the house prices here vary wildly depending on whether you're looking in Kuala Lumpur's embassy belt or a commuter town an hour away.
We constantly update this blog post to reflect the latest official data, tax changes, and market shifts so you always have accurate numbers before making any decisions.
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.
How much do houses cost in Malaysia as of 2026?
What's the median and average house price in Malaysia as of 2026?
As of early 2026, the estimated median house price in Malaysia is around RM430,000 (approximately $106,000 or €91,500), while the average house price sits higher at about RM520,000 (roughly $128,000 or €110,500), reflecting a market where high-end properties in Kuala Lumpur pull the average upward.
The typical price range covering roughly 80% of house sales in Malaysia falls between RM300,000 and RM800,000 (about $74,000 to $197,000 or €64,000 to €170,000), which captures everything from modest terrace houses in commuter towns to larger family homes in established suburbs.
The gap between the median and average prices in Malaysia reveals a market with significant high-value outliers, particularly in Kuala Lumpur where landed houses in prime neighborhoods like Bangsar or Damansara Heights can cost RM5 million or more, dragging the national average well above what a typical buyer actually pays.
At the median price of RM430,000 in Malaysia, you can realistically expect a standard 3-bedroom terrace house in Selangor's commuter belt areas like Kajang, Semenyih, or Rawang, typically with around 1,200 to 1,600 square feet of built-up space and a small front yard.
What's the cheapest livable house budget in Malaysia as of 2026?
As of early 2026, the minimum budget for a livable house in Malaysia is around RM200,000 to RM280,000 (approximately $49,000 to $69,000 or €43,000 to €60,000) if you're a local buyer, though foreigners typically face state-mandated minimum purchase thresholds of RM1,000,000 or higher in most states.
At this entry-level price point in Malaysia, "livable" typically means an older small terrace house, usually 20 to 40 years old, with basic finishes, possibly needing some renovation for wiring or waterproofing, and limited air conditioning or modern kitchen fittings.
These cheapest livable houses in Malaysia are usually found in smaller towns and outer districts such as Klang, outer Cheras, Rawang, Semenyih in Selangor, or mainland Penang areas like Bukit Mertajam, Butterworth, and Seberang Jaya where transit access is more limited but prices stay affordable.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Malaysia here.
How much do 2 and 3-bedroom houses cost in Malaysia as of 2026?
As of early 2026, a typical 2-bedroom house in Malaysia costs around RM300,000 to RM400,000 ($74,000 to $98,000 or €64,000 to €85,000), while a standard 3-bedroom house ranges from RM400,000 to RM600,000 ($98,000 to $147,000 or €85,000 to €128,000) depending on location and condition.
The realistic price range for a 2-bedroom house in Malaysia spans from RM250,000 to RM450,000 ($61,000 to $111,000 or €53,000 to €96,000) nationwide, though in the Klang Valley outside prime areas these smaller units typically start closer to RM400,000 due to land scarcity.
For a 3-bedroom house in Malaysia, expect to pay between RM350,000 and RM750,000 ($86,000 to $184,000 or €74,000 to €160,000) in most mainstream markets, with Selangor commuter towns like Kajang and Klang sitting in the RM450,000 to RM900,000 range and Kuala Lumpur landed stock rarely falling below RM700,000.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Malaysia is around 30% to 50%, mainly because true 2-bedroom houses are uncommon and the third bedroom usually comes with a larger plot and more modern construction.
How much do 4-bedroom houses cost in Malaysia as of 2026?
As of early 2026, a typical 4-bedroom house in Malaysia costs between RM600,000 and RM1,200,000 ($147,000 to $295,000 or €128,000 to €255,000) nationwide, with these properties usually being larger terrace houses or entry-level semi-detached homes.
The realistic price range for a 5-bedroom house in Malaysia sits between RM1,200,000 and RM3,500,000 ($295,000 to $860,000 or €255,000 to €745,000) in urban areas, reaching RM4 million or more in prime Kuala Lumpur neighborhoods where land value dominates the equation.
For a 6-bedroom house in Malaysia, prices typically range from RM1,800,000 to RM6,000,000 ($442,000 to $1,474,000 or €383,000 to €1,277,000) and can climb far higher in elite enclaves like Kenny Hills or Damansara Heights where bungalow lots command premium prices.
Please note that we give much more detailed data in our pack about the property market in Malaysia.
How much do new-build houses cost in Malaysia as of 2026?
As of early 2026, a typical new-build house in Malaysia costs between RM600,000 and RM1,500,000 ($147,000 to $369,000 or €128,000 to €319,000), with new landed supply in high-demand metros like the Klang Valley and Penang increasingly targeting the mid-to-upper market segment due to land constraints.
The typical percentage premium for new-build houses compared to older resale houses in Malaysia ranges from 10% to 25%, reflecting developer marketing costs, warranties, modern specifications, and the "newness" factor that buyers willingly pay for.
How much do houses with land cost in Malaysia as of 2026?
As of early 2026, a house with significant land in Malaysia typically costs from RM900,000 to RM3,000,000 ($221,000 to $737,000 or €191,000 to €638,000) depending on location, with prices in prime Kuala Lumpur areas where land value dominates often exceeding RM5 million even for modest built-up structures.
In Malaysia, a "house with land" typically means a corner terrace with extra side yard, a semi-detached unit, or a bungalow, with lot sizes ranging from 2,500 square feet for a generous corner terrace to 8,000 square feet or more for a proper bungalow.
We cover everything there is to know about land prices in Malaysia here.
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Where are houses cheapest and most expensive in Malaysia as of 2026?
Which neighborhoods have the lowest house prices in Malaysia as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Malaysia include outer Klang Valley areas like Klang, outer Cheras, Semenyih, and Rawang in Selangor, along with Penang mainland towns like Bukit Mertajam, Butterworth, and Seberang Jaya, plus Johor value zones such as Kulai, Pasir Gudang, and Skudai.
The typical house price range in these cheapest neighborhoods in Malaysia falls between RM250,000 and RM500,000 ($61,000 to $123,000 or €53,000 to €106,000), offering entry points for budget-conscious buyers willing to accept longer commutes or less established infrastructure.
The main reason these neighborhoods have the lowest house prices in Malaysia is their distance from major employment hubs and limited public transit connectivity, meaning residents typically face 45-minute to 90-minute commutes and rely heavily on private vehicles.
Which neighborhoods have the highest house prices in Malaysia as of 2026?
As of early 2026, the top three neighborhoods with the highest house prices in Malaysia are Damansara Heights, Bangsar, and Kenny Hills (Bukit Tunku) in Kuala Lumpur, where landed houses routinely command prices of RM3 million to RM15 million or more depending on land size.
The typical house price range in these most expensive neighborhoods in Malaysia spans from RM3,000,000 to RM15,000,000 ($737,000 to $3,687,000 or €638,000 to €3,191,000), with exceptional properties on large lots in Kenny Hills occasionally exceeding RM30 million.
These neighborhoods command the highest house prices in Malaysia because they combine scarce freehold landed titles, mature tree-lined streets, proximity to top international schools and embassy districts, and an established reputation as "old money" addresses that have held prestige for generations.
The typical buyers purchasing houses in these premium Malaysia neighborhoods are senior corporate executives, successful entrepreneurs, diplomatic personnel, and wealthy families seeking multi-generational homes, often paying cash or taking minimal financing.
How much do houses cost near the city center in Malaysia as of 2026?
As of early 2026, a house near Kuala Lumpur's city center in areas like the embassy belt around Ampang Hilir and U-Thant typically costs between RM3,000,000 and RM15,000,000 ($737,000 to $3,687,000 or €638,000 to €3,191,000), though true landed houses near KLCC or Bukit Bintang are extremely rare and priced even higher.
Houses near major transit hubs in Malaysia, particularly within walking distance of MRT or LRT stations in desirable areas, carry a premium of roughly 5% to 15% over comparable properties further from stations, with well-connected suburbs like Bangsar South or Damansara Utama seeing strong demand from transit-oriented buyers.
Houses near top-rated international schools in Malaysia command significant premiums, with areas around Garden International School and Mont'Kiara International School in Mont Kiara, International School of Kuala Lumpur in Ampang, and Alice Smith School near Seri Kembangan seeing family buyers willing to pay RM2 million to RM8 million for convenient school-run proximity.
Houses in expat-popular areas of Malaysia like Mont Kiara, Bangsar, Damansara Heights, TTDI, and Desa ParkCity typically range from RM2,000,000 to RM8,000,000 ($491,000 to $1,966,000 or €426,000 to €1,702,000), offering the combination of international amenities, English-speaking communities, and family-friendly environments that foreign buyers prioritize.
We actually have an updated expat guide for Malaysia here.
How much do houses cost in the suburbs in Malaysia as of 2026?
As of early 2026, a typical house in the suburbs of Kuala Lumpur and Selangor costs between RM500,000 and RM1,200,000 ($123,000 to $295,000 or €106,000 to €255,000), offering significantly more space per ringgit than inner-city locations while still providing reasonable access to employment centers.
The typical price difference between suburban houses and city-center houses in Malaysia ranges from 40% to 70% lower in the suburbs, meaning a family can often get a 4-bedroom house in Shah Alam or Puchong for what a 2-bedroom property costs in Bangsar or TTDI.
The most popular suburbs for house buyers in Malaysia include Puchong, Shah Alam, Setia Alam, Kota Kemuning, Cheras Selatan, and Kajang in the Klang Valley, offering established townships with schools, shopping malls, and increasingly good highway connectivity to central Kuala Lumpur.
What areas in Malaysia are improving and still affordable as of 2026?
As of early 2026, the top improving yet still affordable areas for house buyers in Malaysia include the Kwasa Damansara and Sungai Buloh corridor benefiting from MRT expansion, the Kajang-Semenyih belt with growing commuter demand, Batu Kawan on Penang mainland with industrial and new town growth, and Iskandar Puteri fringe areas in Johor seeing spillover development.
The current typical house price in these improving yet affordable areas of Malaysia ranges from RM400,000 to RM800,000 ($98,000 to $197,000 or €85,000 to €170,000), representing 20% to 40% discounts compared to more established neighborhoods while offering stronger appreciation potential.
The main sign of improvement driving buyer interest in these areas is new rail infrastructure, particularly MRT line extensions that dramatically cut commute times to central Kuala Lumpur and transform previously car-dependent suburbs into transit-accessible communities attractive to younger professionals.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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.
What extra costs should I budget for a house in Malaysia right now?
What are typical buyer closing costs for houses in Malaysia right now?
The estimated typical total closing cost for house buyers in Malaysia ranges from 3% to 6% of the purchase price for Malaysian citizens, but foreign buyers now face significantly higher costs of 9% to 13% due to the 8% flat stamp duty introduced in January 2026.
The main closing cost categories for house buyers in Malaysia include stamp duty on the transfer document (1% to 4% tiered for citizens, 8% flat for foreigners), legal fees calculated on a sliding scale starting at 1.25% on the first RM500,000, loan agreement stamp duty at 0.5% if financing, valuation fees around RM500 to RM2,000, and state consent application fees for foreign purchases.
The single largest closing cost category for foreign house buyers in Malaysia is now the 8% fixed stamp duty on residential property transfers, which was doubled from 4% effective January 1, 2026, making this tax alone a major budget consideration for any international buyer.
We cover all these costs and what are the strategies to minimize them in our property pack about Malaysia.
How much are property taxes on houses in Malaysia right now?
The estimated typical annual property tax for a house in Malaysia ranges from RM500 to RM5,000 ($123 to $1,229 or €106 to €1,064) per year, combining assessment tax paid to local councils and quit rent paid to the state land office, with amounts varying significantly based on property size, location, and estimated rental value.
Property tax in Malaysia is calculated through two main components: assessment tax (cukai taksiran) charged at 4% to 7% of the property's estimated annual rental value to fund municipal services like garbage collection and road maintenance, plus quit rent (cukai tanah) calculated based on land area at rates typically ranging from RM0.035 to RM1.00 per square foot depending on the state.
If you want to go into more details, we also have a page with all the property taxes and fees in Malaysia.
How much is home insurance for a house in Malaysia right now?
The estimated typical annual home insurance cost for a house in Malaysia ranges from RM500 to RM2,500 ($123 to $614 or €106 to €532) per year, based primarily on the property's rebuilding value rather than its market price or land component.
The main factors affecting home insurance premiums for houses in Malaysia include the property's rebuilding cost and construction type, coverage scope (fire-only versus comprehensive perils including flood and theft), location in flood-prone or high-crime areas, and whether the policy extends to contents and personal liability.
What are typical utility costs for a house in Malaysia right now?
The estimated typical total monthly utility cost for a house in Malaysia ranges from RM300 to RM900 ($74 to $221 or €64 to €191) depending on household size, air conditioning usage, and whether the property has a garden requiring water for irrigation.
The breakdown of main utility categories for houses in Malaysia includes electricity at RM150 to RM500 per month through TNB (higher for homes with multiple air conditioners), water at RM30 to RM100 per month, sewerage through Indah Water at RM12 to RM15 per month for connected properties, internet at RM100 to RM200 per month, and cooking gas if applicable at RM30 to RM60 per month.
What are common hidden costs when buying a house in Malaysia right now?
The estimated total of common hidden costs that house buyers in Malaysia often overlook ranges from RM5,000 to RM30,000 ($1,229 to $7,371 or €1,064 to €6,383), covering items that rarely appear in initial budget calculations but consistently surprise first-time buyers.
The typical inspection fees buyers should expect when purchasing a house in Malaysia range from RM300 to RM1,500 ($74 to $369 or €64 to €319) depending on property size and inspection scope, with professional defect inspectors using thermal cameras and moisture meters to identify issues invisible to untrained eyes.
Other common hidden costs beyond inspections when buying a house in Malaysia include state authority consent fees and processing time for foreign purchases (RM1,000 to RM5,000 plus months of waiting), renovation and "make-good" costs for older properties (RM10,000 to RM50,000 or more), termite treatment in landed houses (RM1,000 to RM3,000), gated-and-guarded community fees if applicable (RM100 to RM300 monthly), and air conditioner servicing or replacement (RM2,000 to RM10,000).
The hidden cost that tends to surprise first-time house buyers the most in Malaysia is the renovation budget for older subsale properties, where seemingly minor issues like outdated wiring, leaking waterproofing, or termite damage can quickly escalate into RM20,000 to RM50,000 worth of essential repairs before the home is truly move-in ready.
You will find here the list of classic mistakes people make when buying a property in Malaysia.
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What do locals and expats say about the market in Malaysia as of 2026?
Do people think houses are overpriced in Malaysia as of 2026?
As of early 2026, the general sentiment among locals and expats in Malaysia leans toward houses being fairly valued rather than dramatically overpriced, though affordability remains a concern for first-time local buyers competing against limited landed supply in desirable areas.
Houses in Malaysia typically stay on the market for one to two months if well-priced in suburban areas with strong demand, while overpriced or very high-ticket landed homes in premium neighborhoods can sit for several months as sellers and buyers negotiate toward realistic valuations.
The main reason locals cite for feeling house prices are fairly valued is that Malaysia's near-flat price growth of just 0.1% year-over-year in Q3 2025 suggests a stabilizing market where negotiation is possible, unlike neighboring Singapore where prices have surged beyond most middle-class budgets.
Current sentiment on house prices in Malaysia compared to one or two years ago has shifted from cautious optimism to neutral watchfulness, as the post-pandemic price surge has cooled considerably and buyers now feel less urgency to rush into purchases before prices climb further.
You'll find our latest property market analysis about Malaysia here.
Are prices still rising or cooling in Malaysia as of 2026?
As of early 2026, house prices in Malaysia are stabilizing with a slight cooling trend rather than rising significantly, following a period of near-flat growth that suggests the market has found a temporary equilibrium after years of gradual appreciation.
The estimated year-over-year house price change in Malaysia stands at approximately 0.1% to 0.5% as of the latest available data, with the national House Price Index showing essentially flat performance and some quarters even recording slight quarter-on-quarter declines for the first time since 2021.
Experts and locals expect house prices in Malaysia over the next six to twelve months to continue this stabilization pattern with selective growth in infrastructure hotspots near new MRT stations, while premium landed segments in established neighborhoods may see modest 2% to 5% appreciation as supply constraints persist.
Finally, please note that we have covered property price trends and forecasts for Malaysia here.
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.
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 | Malaysia's official government property market authority under the Ministry of Finance. | We anchored our national average house price and market trend data on their Q3 2025 reports. We used their House Price Index to confirm the stabilizing market conditions going into early 2026. |
| brickz (iProperty) | Large transaction-based dataset showing actual sale prices with medians and percentiles. | We used their landed house transaction medians to estimate what typical buyers actually pay. We triangulated brickz medians against NAPIC averages to avoid relying on a single number. |
| LHDN (Inland Revenue Board) | Malaysia's official tax authority responsible for stamp duty administration. | We used their stamp duty framework as the foundation for closing cost calculations. We layered Budget 2026 changes on top of their published base rates. |
| KPMG Malaysia Budget 2026 | Major audit and tax firm with tightly sourced government budget analysis. | We used their Budget 2026 summary to confirm the 8% foreign buyer stamp duty rate effective January 2026. We cross-verified this critical policy change with BDO Malaysia's independent analysis. |
| Malaysian Bar (SRO 2023) | Official gazetted fee scale governing conveyancing legal fees in Peninsular Malaysia. | We used the published scale to calculate realistic legal fee ranges for house purchases. We specifically relied on the 1.25% rate on the first RM500,000 for buyer cost estimates. |
| DBKL (Kuala Lumpur City Hall) | Local authority responsible for assessment tax in Malaysia's capital city. | We used their assessment tax framework to explain how property taxes work. We translated their published rates into practical annual budgeting ranges for house buyers. |
| TNB (Tenaga Nasional Berhad) | Malaysia's main electricity utility serving Peninsular Malaysia. | We used their residential tariff structure to budget household electricity costs. We noted the tiered rates and typical consumption patterns for landed houses with air conditioning. |
| Indah Water Konsortium | National sewerage company that issues sewerage bills to Malaysian households. | We used their domestic charging structure to include sewerage as a real recurring cost. We converted IWK rates into practical monthly budget ranges for foreign buyers. |
| FRED (BIS Series) | Republishes Bank for International Settlements property price data widely used in macro research. | We used their long-run residential property price index to validate the direction of Malaysia's housing cycle. We confirmed the stabilization trend rather than relying on single-quarter data. |
| Global Property Guide | Respected international property research platform with standardized cross-country data. | We used their Malaysia residential market analysis to cross-check state-level pricing and confirm Kuala Lumpur as the most expensive market. We referenced their quarterly price change data for market trend verification. |
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