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This blog post explains the current housing prices in Malaysia in 2026, using the latest data available as of June 2026.
We constantly update this blog post so that readers can follow the Malaysian residential property market with fresh and simple numbers.
We will look at average prices, median prices, prices by area, prices by property type, and the extra costs to budget before buying.
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
- The median housing price in Malaysia in 2026 is around RM375,000, which means the typical buyer is looking at a much lower price than the national average suggests.
- The average housing price in Malaysia in 2026 is closer to RM507,000 because prime Kuala Lumpur, Penang Island, and luxury landed homes pull the average upward.
- Malaysia property prices are rising slowly, not quickly, with estimated annual growth of about 1.5% to 2.0% as of June 2026.
- For most residential properties in Malaysia in 2026, a realistic market range is about RM180,000 to RM850,000, before taxes, fees, and renovation work.
- Terraced houses still shape the Malaysian housing market, with about 41% of residential transactions, so Malaysia is not mainly a luxury-condo market.
- Asking prices in Malaysia are usually higher than actual sale prices, often by 8% to 12%, because many sellers expect negotiation.
- High-rise units in oversupplied areas usually give buyers more room to negotiate than scarce landed houses in good family neighborhoods.
- A foreign buyer in Malaysia should often budget 15% to 30% above the purchase price once taxes, fees, state consent, and renovation are included.
- KLCC, TRX, Bangsar, Mont Kiara, and Desa ParkCity are among the most expensive areas in Malaysia by price per square foot.
- Ipoh, Seremban outskirts, Melaka outskirts, older Kajang, and parts of Klang still offer some of the most affordable residential property options in Malaysia.
What is the average housing price in Malaysia in 2026?
The median housing price is often more useful than the average housing price in Malaysia because the median shows what a typical buyer pays, while the average is pulled upward by luxury homes.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
The median housing price in Malaysia in 2026 is about RM375,000, which is about $92,000 or €80,000. The average housing price in Malaysia in 2026 is closer to RM507,000, which is about $125,000 or €108,000.
For about 80% of residential properties in Malaysia in 2026, a realistic price range is RM180,000 to RM850,000, or about $44,000 to $209,000, or about €38,000 to €181,000.
A realistic entry range in Malaysia in 2026 is RM220,000 to RM320,000, or about $54,000 to $79,000, or about €47,000 to €68,000, and this can buy an existing 700 to 900 sq ft apartment in places such as Ipoh, Seremban, Melaka outskirts, Kajang outskirts, or older parts of Johor Bahru.
A typical luxury property in Malaysia in 2026 usually starts around RM1.2 million to RM2.5 million or more, which is about $295,000 to $615,000 or more, or about €256,000 to €533,000 or more, and this can buy a prime condo in KLCC, Mont Kiara, Bangsar, Damansara Heights, Desa ParkCity, or prime Penang Island.
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, asking prices are typically around 8% to 12% higher than final transaction prices.
The gap exists because many Malaysian sellers list homes at a negotiation price, while buyers look at recent transaction evidence before making offers. The gap is often smaller for scarce landed homes in good areas, around 3% to 6%, and wider for oversupplied condos or serviced apartments, often around 10% to 18%.
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What is the price per sq m or per sq ft for properties in Malaysia in 2026?
As of 2026, the median residential price in Malaysia is about RM255 per sq ft, or RM2,745 per sq m, which is about $63 per sq ft and $675 per sq m, or about €54 per sq ft and €585 per sq m. The average residential price in Malaysia is closer to RM320 per sq ft, or RM3,444 per sq m, which is about $79 per sq ft and $847 per sq m, or about €68 per sq ft and €734 per sq m.
The highest prices per sq ft in Malaysia in 2026 are usually found in small prime condos because buyers pay for location and a manageable total price, while the lowest prices per sq ft are usually found in older flats, older homes, and larger landed homes in secondary towns or outer suburbs.
The highest price per sq ft ranges in Malaysia in 2026 are often in KLCC, TRX, Bangsar, Damansara Heights, Desa ParkCity, Mont Kiara, and prime Penang Island, where prices can reach about RM700 to RM1,600+ per sq ft. The lowest ranges are often in Ipoh outskirts, Seremban outskirts, Melaka outskirts, older Kajang, and parts of Klang, where prices can sit around RM150 to RM320 per sq ft.
How have property prices evolved in Malaysia?
Compared with one year ago, Malaysia property prices in 2026 are up by about 1.5% to 2.0% in nominal terms. This is slow growth, mainly because local demand is stable but oversupply still limits price increases in some high-rise markets.
Compared with two years ago, Malaysia housing prices in 2026 are roughly 3% to 4% higher in nominal terms. The rise has been modest because affordable and mid-market homes sell steadily, while buyers remain careful about high prices and financing costs.
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.
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How do prices vary by housing type in Malaysia in 2026?
In Malaysia in 2026, terraced houses account for about 41% of residential transactions, high-rise units for about 14% to 16%, low-cost houses and flats for about 10% to 11%, semi-detached houses for about 7% to 8%, detached houses for about 6%, and residential plots or other categories for about 15% to 18%.
Terraced houses in Malaysia in 2026 average around RM495,000, or about $122,000 and €106,000. High-rise units average around RM390,000, or about $96,000 and €83,000, while low-cost homes average around RM170,000, or about $42,000 and €36,000. Semi-detached houses average around RM780,000, or about $192,000 and €166,000, while detached houses average around RM695,000, or about $171,000 and €148,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Malaysia in 2026?
In Malaysia in 2026, new homes usually sell at a 10% to 20% premium over comparable existing homes, with a practical central estimate of about 15%.
This premium exists because new homes often include modern layouts, warranties, facilities, and financing packages, while older homes can need renovation but may offer more space and more room to negotiate.
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How do property prices vary by neighborhood in Malaysia in 2026?
Mont Kiara is one of the most popular expat areas in Malaysia, with many condos and serviced residences. In 2026, a typical property in Mont Kiara costs about RM800,000 to RM1.6 million, or about $197,000 to $394,000, or about €171,000 to €341,000, because the area has international schools, restaurants, gyms, and a large foreign community.
KLCC and TRX are prime city-center areas with luxury condos and serviced residences. In 2026, a typical property in KLCC or TRX costs about RM1.2 million to RM3 million, or about $295,000 to $738,000, or about €256,000 to €640,000, because buyers pay for offices, malls, transport, prestige, and walkability.
Ipoh is much more affordable and attracts local buyers, retirees, and budget-focused buyers. In 2026, a typical residential property in Ipoh costs about RM180,000 to RM500,000, or about $44,000 to $123,000, or about €38,000 to €107,000, because wages, land costs, and buyer competition are lower than in Kuala Lumpur or Penang Island.
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:
| Area in Malaysia | Main buyer profile | Typical price range | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| KLCC / TRX | Prime CBD / luxury | RM1.2m-RM3.0m / $295k-$738k | RM10,800-RM17,200 / $2,657-$4,232 | RM1,000-RM1,600 / $246-$394 |
| Mont Kiara | Expat / international schools | RM800k-RM1.6m / $197k-$394k | RM7,500-RM10,800 / $1,845-$2,657 | RM700-RM1,000 / $172-$246 |
| Bangsar | Lifestyle / affluent | RM1.0m-RM2.5m / $246k-$615k | RM8,600-RM14,000 / $2,116-$3,445 | RM800-RM1,300 / $197-$320 |
| Damansara Heights | Luxury landed / elite | RM2.0m-RM6.0m / $492k-$1.48m | RM10,800-RM16,100 / $2,657-$3,961 | RM1,000-RM1,500 / $246-$369 |
| Desa ParkCity | Family / premium township | RM1.0m-RM2.4m / $246k-$591k | RM9,700-RM14,000 / $2,386-$3,445 | RM900-RM1,300 / $221-$320 |
| Cheras | Value / commute | RM350k-RM700k / $86k-$172k | RM3,800-RM5,900 / $935-$1,452 | RM350-RM550 / $86-$135 |
| Kepong | Value / family | RM350k-RM750k / $86k-$185k | RM3,800-RM5,900 / $935-$1,452 | RM350-RM550 / $86-$135 |
| Shah Alam | Family / suburban | RM400k-RM850k / $98k-$209k | RM3,200-RM5,400 / $787-$1,329 | RM300-RM500 / $74-$123 |
| Subang Jaya | Family / education | RM550k-RM1.1m / $135k-$271k | RM4,800-RM7,000 / $1,181-$1,722 | RM450-RM650 / $111-$160 |
| Johor Bahru / Iskandar | Singapore-linked / investment | RM400k-RM1.2m / $98k-$295k | RM3,800-RM7,000 / $935-$1,722 | RM350-RM650 / $86-$160 |
| Tanjung Tokong / Gurney, Penang | Coastal / expat | RM700k-RM1.8m / $172k-$443k | RM5,900-RM9,700 / $1,452-$2,386 | RM550-RM900 / $135-$221 |
| Ipoh | Affordable / retirement | RM180k-RM500k / $44k-$123k | RM1,900-RM3,400 / $467-$837 | RM180-RM320 / $44-$79 |
How much more do you pay for properties in Malaysia when you include renovation work, taxes, and fees?
In Malaysia in 2026, a local buyer should often budget 8% to 18% above the purchase price, while a foreign buyer should often budget 15% to 30% above the purchase price.
For a property bought around $200,000, or about RM813,000, a local buyer with moderate renovation might add about RM80,000 to RM140,000. The final all-in cost would often land around RM890,000 to RM950,000, or about $219,000 to $234,000.
For a property bought around $500,000, or about RM2.03 million, the extra costs can easily reach RM250,000 to RM500,000 depending on renovation level and buyer profile. The final all-in cost would often be around RM2.28 million to RM2.53 million, or about $561,000 to $623,000.
For a property bought around $1,000,000, or about RM4.06 million, the extra costs can be much larger, especially for a foreign buyer or a home needing premium renovation. The final all-in cost can often reach about RM4.7 million to RM5.3 million, or about $1.16 million to $1.30 million.
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
| Extra cost | Type | Estimated cost range in Malaysia in 2026 |
|---|---|---|
| Stamp duty on transfer, Malaysian buyer | Tax | Usually calculated progressively from about 1% to 4% of the property price. On many mid-market purchases, this can be roughly RM5,000 to RM44,000, or about $1,200 to $10,800. |
| Stamp duty on transfer, foreign buyer | Tax | Foreign buyers should budget around 8% of the property price in 2026. On a RM1 million property, this is about RM80,000, or about $19,700. |
| Legal fees for the sale and purchase agreement | Fees | Legal fees are often around 0.5% to 1.0% of the price, with a lower percentage on larger purchases. A common mid-market buyer might pay about RM5,000 to RM20,000, or about $1,200 to $4,900. |
| Loan agreement stamp duty | Tax / financing | This is usually around 0.5% of the loan amount. For a RM600,000 loan, the loan stamp duty would be about RM3,000, or about $740. |
| Valuation fee | Financing | Many mid-market buyers should budget about RM1,000 to RM3,000, or about $250 to $740. The exact amount depends on the bank, valuation basis, and property value. |
| State consent and foreigner approval | Regulatory | Foreign buyers may need state consent, and costs vary by state and property type. A practical budget is often RM10,000 to RM30,000 or more, or about $2,500 to $7,400 or more. |
| Basic renovation | Renovation | A simple refresh can cost about RM30 to RM60 per sq ft, or about $7 to $15 per sq ft. This may cover paint, light repairs, simple fittings, and basic upgrades. |
| Mid-range renovation | Renovation | A more complete renovation can cost about RM60 to RM100 per sq ft, or about $15 to $25 per sq ft. This may include kitchen work, bathrooms, flooring, lighting, and built-in cabinets. |
| Premium renovation | Renovation | A premium renovation can cost about RM120 to RM200+ per sq ft, or about $30 to $49+ per sq ft. This level is more common for luxury condos, landed homes, or full interior redesigns. |
| Furniture and appliances | Fit-out | A basic to comfortable furniture budget can range from RM20,000 to RM150,000 or more, or about $5,000 to $37,000 or more. Luxury homes can go far above this range. |
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, or about RM406,000, there is a real market in Malaysia in 2026, but mostly outside prime neighborhoods: you could buy an existing 750 to 900 sq ft apartment in Ipoh for RM250,000 to RM350,000, an existing 800 to 1,000 sq ft apartment in Seremban or Melaka outskirts for RM250,000 to RM380,000, or an older 650 to 850 sq ft high-rise unit in Cheras, Kepong, or Kajang fringe for RM320,000 to RM405,000.
With $200,000, or about RM813,000, you could buy an existing 900 to 1,100 sq ft condo in Cheras, Kepong, Puchong, or Shah Alam for RM450,000 to RM750,000, an existing 1,300 to 1,600 sq ft terrace house in Kajang, Klang, Shah Alam, or Johor Bahru suburbs for RM550,000 to RM800,000, or an existing or newly completed 800 to 1,000 sq ft serviced apartment in Johor Bahru or Iskandar Malaysia for RM500,000 to RM800,000.
With $300,000, or about RM1.22 million, you could buy an existing 900 to 1,100 sq ft condo in Mont Kiara for RM850,000 to RM1.2 million, an existing 1,000 to 1,300 sq ft condo in Bangsar fringe or Damansara for RM900,000 to RM1.2 million, or an existing 1,100 to 1,400 sq ft condo in Tanjung Tokong or Gurney fringe in Penang for RM850,000 to RM1.2 million.
With $500,000, or about RM2.03 million, you could buy an existing or new 1,000 to 1,400 sq ft luxury condo in KLCC or TRX for RM1.4 million to RM2 million, an existing 1,400 to 1,800 sq ft condo in Desa ParkCity or Bangsar for RM1.4 million to RM2 million, or an existing semi-detached or large terrace home in Subang Jaya, Shah Alam, Johor Bahru, or Penang suburbs for RM1.3 million to RM2 million.
With $1,000,000, or about RM4.06 million, you could buy a large 2,000 to 3,000 sq ft luxury condo in KLCC, TRX, or Bangsar for RM2.8 million to RM4 million, a landed terrace or semi-detached home in Bangsar, Damansara Heights fringe, or Desa ParkCity for RM3 million to RM4 million, or a prime condo or landed home in Gurney, Tanjung Tokong, or Pulau Tikus in Penang for RM2.5 million to RM4 million.
With $2,000,000, or about RM8.13 million, there is a real market in Malaysia, but it is a small luxury niche: you could buy a detached bungalow in Damansara Heights or Bangsar for RM6 million to RM8 million or more, an ultra-prime penthouse or large luxury condo in KLCC or TRX for RM5 million to RM8 million or more, or a premium seafront or hill-view landed home in Penang Island or selected Johor luxury enclaves for RM5 million to RM8 million or more.
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 used | Why this source is useful | How we used it for this Malaysia housing price article |
|---|---|---|
| NAPIC / JPPH Malaysian House Price Index | This is Malaysia’s official government property-price source under the Valuation and Property Services Department. | We used it as the main anchor for national average house prices and property-type price levels. We also used the Q1 2026 movement to estimate the working June 2026 average. |
| REHDA Institute summary of NAPIC Property Market Report 2025 | REHDA summarizes official NAPIC data and clearly states the figures come from NAPIC. | We used it for transaction volumes, residential transaction values, price bands, market shares, new launches, and unsold stock. We cross-checked the narrative against NAPIC’s house price index. |
| NAPIC Data Visualisation | This is the official NAPIC dashboard for Malaysian property transactions and residential price indicators. | We used it to validate how NAPIC tracks residential property by state, district, property type, price range, median price, and average price. We also used it as a check for the neighborhood and type estimates. |
| Bank Negara Malaysia exchange rates | Bank Negara Malaysia is Malaysia’s central bank and the official reference for ringgit exchange rates. | We used the 9 June 2026 rates to convert Malaysian ringgit prices into US dollars and euros. We used USD/MYR 4.0640 and EUR/MYR 4.6890 throughout the article. |
| Department of Statistics Malaysia CPI | DOSM is Malaysia’s official statistics agency and publishes the consumer price index. | We used the inflation backdrop to estimate real, inflation-adjusted housing price changes. We used it especially for the one-year comparison. |
| Brickz Malaysia residential transactions | Brickz republishes transaction-based residential data and is widely used for sale-record checks in Malaysia. | We used it to triangulate the national median transaction price and median price per sq ft. We treated its April 2025 to March 2026 figures as a near-current market check. |
| Property Genie transaction statistics | Property Genie provides transaction-based residential statistics and gives a second private-sector view of the market. | We used it to cross-check Brickz’s national median price and median price per sq ft. We treated it as supporting evidence, not as the official national source. |
| JLL Kuala Lumpur Residential Market Dynamics Q1 2026 | JLL is a major international real estate consultancy with formal research coverage of Malaysia. | We used it to understand Greater Kuala Lumpur residential conditions in 2026. We used it for supply, demand, prime high-rise conditions, and cautious developer behavior. |
| CBRE WTW Malaysia Market Outlook 2026 | CBRE WTW is a major professional valuation and research firm in Malaysia. | We used it to cross-check the 2026 market narrative. We used it mainly for interpretation, including stable growth, selective demand, infrastructure-led demand, and quality-focused buying. |
| Lembaga Hasil Dalam Negeri Malaysia | LHDN is Malaysia’s tax authority, so it is relevant for taxes and stamp duty. | We used the tax framework as a reference point for buyer costs. We then simplified the numbers into practical budget ranges for non-professional buyers. |
| Jabatan Penilaian dan Perkhidmatan Harta | JPPH is Malaysia’s official valuation and property services department. | We used JPPH as the institutional base behind NAPIC and official property price data. We also used it to keep the methodology centered on official valuation data. |
| Malaysian Bar | The Malaysian Bar is a professional reference for legal practice and conveyancing context in Malaysia. | We used it as a general reference for legal-fee context. We then expressed legal costs as simple ranges because final fees depend on the property price and transaction details. |
| Bank Negara Malaysia | BNM is Malaysia’s central bank and helps explain the wider financing environment. | We used BNM as a background source for the ringgit, financing environment, and buyer affordability context. We used the dedicated BNM exchange-rate page for actual currency conversion. |
| Department of Statistics Malaysia | DOSM is the official statistics agency for Malaysia’s population, prices, and economic indicators. | We used DOSM as a background source for inflation and local economic context. We used CPI data to avoid overstating real housing price growth. |
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