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Ipoh's property market is experiencing steady growth in 2025, driven by a rising population and increasing demand for residential properties.
The city's property prices have increased by 5% year-on-year, while new infrastructure projects like Ipoh Sentral and Smart City Ipoh 2030 are boosting investor confidence and long-term market prospects.
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Ipoh's property market shows robust growth with a 1.75% population increase and 5% property price appreciation in 2025.
The city offers more affordable property options compared to Kuala Lumpur and Johor Bahru while maintaining steady rental yields and strong infrastructure development.
| Market Indicator | Current Status (2025) | Comparison to Other Cities |
|---|---|---|
| Population Growth | 887,711 (+1.75% annually) | 3rd highest after KL & Johor Bahru |
| Average Property Price | RM350,000 (+5% YoY) | Lower than KL (RM483,879) & JB (RM460,000) |
| Rental Income | RM1,700-2,600/month | Moderate performance vs major cities |
| Infrastructure Projects | Ipoh Sentral, Smart City 2030 | Major city-wide transformation |
| Foreign Investment | Present in luxury segments | Lower than KL/JB but growing |
| Property Demand | Moderate to high | Strong in terraces, semi-D, condos |
| Government Support | 57,000 affordable homes by 2030 | National & state policy alignment |
Is the population in Ipoh growing?
Yes, Ipoh's population is growing steadily with 887,711 residents as of 2025.
The city experiences a 1.75% annual population increase, reflecting stable expansion and ongoing urbanization trends. This growth rate positions Ipoh as the third-fastest growing major city in Malaysia, trailing only behind Johor Bahru and Kuala Lumpur.
The population growth is driven by young professionals, families seeking affordable living options, and retirees attracted to the city's lower cost of living compared to major metropolitan areas. Urban development projects and improved connectivity are also attracting new residents from surrounding areas.
This demographic expansion directly supports residential property demand, as more people require housing in various segments from affordable homes to mid-market condominiums.
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What is the current demand for residential properties in Ipoh?
Residential property demand in Ipoh ranges from moderate to high across different segments in 2025.
The strongest demand concentrates in city center areas and established suburbs including Canning Garden, Ipoh Garden, Meru Valley, Klebang, and Bandar Baru Sri Klebang. Homebuyers particularly favor freehold double-storey terraces, semi-detached units, and condominiums in gated communities.
New housing projects continue launching at various price points, with developers reporting brisk sales for properties under RM500,000. The mid-market segment shows especially robust activity as first-time buyers and young families enter the market.
Properties near schools, transport links, and commercial areas command premium interest, while gated and guarded communities with amenities attract both local and some foreign buyers seeking security and lifestyle benefits.
However, some categories like serviced residences and higher-priced condominiums still face oversupply issues with unsold completed units persisting in certain developments.
Are property prices in Ipoh increasing or decreasing?
Property prices in Ipoh are increasing, with average house prices reaching RM350,000 in August 2025.
This represents approximately 5% growth year-on-year compared to 2024 levels. The price appreciation affects most segments, particularly in prime neighborhoods and new developments that offer modern amenities and strategic locations.
Specific areas showing strongest price growth include established suburbs with good infrastructure, properties near planned development projects like Ipoh Sentral, and homes in gated communities. Landed properties generally experience more consistent appreciation than high-rise developments.
The price increases reflect sustained demand, limited land availability in prime areas, higher construction costs, and improved infrastructure that enhances property values. However, the growth rate remains moderate compared to previous property boom periods.
Despite the increases, Ipoh property prices still offer significant value compared to major Malaysian cities, making the market attractive for both investors and end-users seeking affordability.
How do Ipoh property prices compare to other cities in Malaysia?
Ipoh property prices remain significantly more affordable than Malaysia's major cities in 2025.
| City | Average House Price (2025) | Population Growth Rate |
|---|---|---|
| Kuala Lumpur | RM483,879 | 2.1% |
| Johor Bahru | RM460,000 | 1.85% |
| Penang | RM418,000 | ~2% |
| Ipoh | RM350,000 | 1.75% |
| National Average | RM425,000 | 1.8% |
What is the current supply of new properties in Ipoh?
New property supply in Ipoh shows active development with multiple launches across different segments in 2025.
Developers continue introducing new housing projects, particularly targeting the affordable and mid-market segments under RM500,000. Freehold double-storey terraces, semi-detached homes, and condominium developments dominate new launches.
However, the market faces some supply-demand imbalances with unsold completed units persisting in certain categories, especially serviced residences and higher-priced condominiums. Some developments struggle with take-up rates despite competitive pricing.
The supply pipeline includes major projects linked to infrastructure development, particularly around the Ipoh Sentral area where transit-oriented development creates new residential opportunities. Strategic locations near transport hubs and commercial centers attract developer interest.
Overall supply levels appear manageable for most segments, though buyers have increased choice and negotiating power in oversupplied categories like high-rise developments and premium serviced residences.
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How has the rental market in Ipoh been performing?
The Ipoh rental market shows solid performance with diverse income opportunities in 2025.
Short-term rental markets through platforms like Airbnb demonstrate strong seasonality, with over 2,000 active listings generating median monthly rental income between RM1,700-2,600. Peak demand occurs in December while May typically shows the lowest occupancy rates.
Long-term rental markets favor condominiums and landed homes in secure, gated communities. Properties with modern amenities, strategic locations near schools and commercial areas, and good security features command premium rental rates.
Occupancy rates for well-positioned properties exceed 33% for short-term rentals, while long-term rentals in desirable areas maintain steady tenant demand. Properties in established suburbs like Canning Garden and areas near educational institutions perform particularly well.
The rental market benefits from Ipoh's growing population, increasing business activity, and its position as a regional center attracting both local and some international tenants seeking affordable alternatives to Kuala Lumpur.
Are there any major infrastructure projects planned for Ipoh?
Yes, Ipoh has several major infrastructure projects that will significantly impact the property market.
The landmark Ipoh Sentral masterplan represents the most significant development, integrating transit-oriented development (TOD), parks, commercial spaces, and residential areas. This project aims to boost connectivity, enhance property values, and increase investment appeal across the city.
The Smart City Ipoh 2030 initiative adopts "Doughnut Economics" principles to support sustainable development, digital economy growth, green spaces, and modern amenities. This comprehensive urban transformation targets RM4.2 billion in GDP from digital sectors by 2030.
Additional infrastructure improvements include enhanced public transportation links, road upgrades, and utility modernization that support both current residents and future development projects.
These infrastructure investments create positive spillover effects for property values, particularly in areas directly connected to new transport hubs and commercial developments. Properties near these projects typically experience faster appreciation and stronger rental demand.
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How has the government been supporting the property market in Ipoh?
Government support for Ipoh's property market operates through multiple national and state-level initiatives in 2025.
The Perak Housing Board targets delivering 57,000 new affordable homes by 2030, addressing housing needs for middle and lower-income groups. These projects include various housing types from apartments to landed properties with financing support.
Policy measures include tax reliefs for first-time homebuyers, government loan guarantees, maintenance funding for strata properties, and expedited approval processes for affordable housing projects. The state government also integrates local development plans to ensure coordinated growth.
National budget allocations for 2025 include specific provisions supporting property market stability, homeownership accessibility, and infrastructure development that benefits property values in secondary cities like Ipoh.
These government initiatives help maintain market stability, support demand from first-time buyers, and ensure sustainable development that balances affordability with market growth objectives.
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What is the current state of the local economy in Ipoh?
Ipoh's local economy is transitioning toward diversified, sustainable growth sectors in 2025.
The city is shifting away from traditional tin mining toward ecotourism, technology, and sustainable industries. The digital economy expansion aims to contribute RM4.2 billion to Perak's GDP by 2030, creating new employment opportunities and attracting skilled workers.
Major infrastructure and commercial projects, including Ipoh Sentral, are generating construction jobs, retail opportunities, and service sector growth. The tourism industry benefits from the city's heritage appeal and natural attractions, supporting hospitality and related businesses.
Industrial development includes foreign corporate presence, such as Vale operations, which provides employment and supports local supplier networks. The city's strategic location along major transport routes enhances its logistics and distribution potential.
This economic diversification strengthens the property market by creating diverse income sources for residents, attracting new residents for employment opportunities, and building long-term sustainability that supports property values and rental demand.
What types of properties are most in demand in Ipoh right now?
Double-storey terraces, semi-detached homes, and condominiums in gated communities represent the most sought-after property types in Ipoh during 2025.
1. **Freehold double-storey terraces** - Preferred for family living with land ownership benefits2. **Semi-detached landed homes** - Offering more space and privacy than terraces3. **Condominiums with amenities** - Especially in gated and guarded developments4. **Properties in established suburbs** - Including Canning Garden, Ipoh Garden, and Meru Valley5. **Homes near schools and transport** - Commanding premium prices for convenience6. **Affordable to mid-market range** - Properties under RM500,000 dominate buyer interest7. **Modern developments with security** - Gated communities with facilities and 24-hour securityCentral area properties and those near planned infrastructure projects like Ipoh Sentral show particularly strong demand. Buyers prioritize freehold tenure, modern amenities, strategic locations, and properties that offer long-term value appreciation potential.
The market clearly favors landed properties over high-rise developments, with family-oriented homes in secure environments commanding the strongest interest from both local and some foreign buyers.
Are foreign investors interested in Ipoh's property market?
Foreign investor interest in Ipoh's property market is present but remains selective compared to major Malaysian cities.
International buyers show increased interest particularly in luxury property segments and as retirees seek affordable alternatives to Kuala Lumpur and Penang. The city's lower property prices, cultural heritage, and improved infrastructure make it attractive for certain foreign buyer profiles.
Foreign corporate presence, including international companies like Vale, creates demand for executive housing and attracts expatriate professionals who require quality accommodation. The city's proximity to major transport routes and Kuala Lumpur also appeals to foreign investors seeking regional property exposure.
However, overall foreign investment activity remains significantly lower than in Kuala Lumpur, Johor Bahru, or Iskandar Malaysia. Most foreign interest focuses on specific niche markets rather than broad-based investment activity.
The market offers opportunities for foreign investors seeking value investments in emerging Malaysian property markets, particularly those targeting long-term appreciation in secondary cities with growth potential.
It's something we develop in our Malaysia property pack.
How do property trends in Ipoh compare to historical data?
Ipoh property trends in 2025 show consistent upward momentum compared to historical performance over the past decade.
Property prices have steadily increased over the past ten years, with particularly notable growth in sought-after neighborhoods and new developments. The volume of new projects and infrastructure-led demand has accelerated significantly since 2020.
Historical data reveals that Ipoh maintained more stable growth patterns compared to the boom-and-bust cycles experienced in Kuala Lumpur and Johor Bahru. This stability has attracted investors seeking predictable returns and steady appreciation.
Affordability levels have remained attractive relative to major cities throughout the historical period, while rental yields have shown consistent performance supporting investment viability. Urban regeneration and connectivity improvements serve as key drivers for future growth trends.
The current trajectory suggests continued moderate but sustainable growth, supported by demographic expansion, infrastructure development, and economic diversification that creates a more robust foundation than historical reliance on single industries.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
The Ipoh property market in 2025 demonstrates robust fundamentals with steady population growth, moderate price appreciation, and significant infrastructure development creating positive long-term prospects.
While property prices remain affordable compared to major Malaysian cities, the combination of demographic expansion, government support, and major projects like Ipoh Sentral position the market for continued sustainable growth.