Should I buy near MRT stations Malaysia?

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

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Malaysia. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Malaysian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Kuala Lumpur, Johor Bahru, and Penang. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What are the current property prices near MRT stations in Malaysia?

Properties within 1km of MRT stations in Malaysia command premium prices ranging from RM350 to RM1,600 per square foot as of September 2025.

The price variation depends heavily on the specific location and project type. Prime areas like TRX (Tun Razak Exchange) and established neighborhoods see prices at the higher end of this range, while emerging corridors along the newer lines offer more affordable entry points.

Condominiums typically trade at higher per-square-foot rates compared to landed properties, with new developments near stations like Kajang and Sri Hartamas showing particularly strong pricing momentum. The price premium for MRT proximity is typically 15-25% compared to similar properties located further from stations.

These premium pricing levels reflect the sustained demand from urban professionals and investors who value the convenience and connectivity that MRT access provides.

It's something we develop in our Malaysia property pack.

How have property values around MRT stations appreciated in recent years?

Property values around MRT stations in Malaysia have shown impressive appreciation of 8-15% for condominiums and terraced houses within 1km after MRT lines became operational.

The most significant appreciation occurred following major line announcements and actual service launches. Properties within 5km of stations have experienced periodic growth ranging from 6% to over 17%, depending on the specific corridor and district development potential.

The Kajang Line and Putrajaya Line have been particularly successful in driving property value increases, with some areas seeing sustained appreciation over multiple years rather than just initial spikes. Areas that were previously considered secondary locations have transformed into prime real estate markets following MRT connectivity.

This appreciation trend is expected to continue with the upcoming MRT3 Circle Line, which will connect previously underserved areas and create new property hotspots across the Klang Valley.

What is the current demand for properties close to MRT stations in Malaysia?

Demand for properties near MRT stations remains robust, particularly among urban professionals, students, and rental tenants who prioritize convenience and connectivity.

The primary demand drivers include young professionals working in Kuala Lumpur's business districts who prefer shorter commute times, international students studying at universities along MRT lines, and investors seeking properties with strong rental potential. New developments are clustering around key planned stations, reflecting both primary homebuyer and investor confidence in these locations.

Rental demand is especially strong, with properties near MRT stations experiencing shorter vacancy periods and commanding premium rents compared to similar properties in less connected areas. The demand is supported by Malaysia's growing urban population and the government's push toward public transportation usage.

Market surveys indicate that connectivity to MRT stations ranks among the top three factors for property buyers and renters in the Klang Valley, ensuring sustained demand for these properties.

Are there upcoming MRT expansions that could impact property values?

The MRT3 Circle Line represents the most significant upcoming expansion, adding 32 new stations with broad public support and substantial government investment.

MRT Line	Stations	Expected Impact
MRT3 Circle Line	32 new stations	High - connects outer areas to city center
MRT Line Extensions	Various planned	Medium - extends existing coverage
LRT Line Expansions	Multiple corridors	Medium - improves feeder connectivity
Integration Projects	Station upgrades	Low to Medium - enhances existing value
Future MRT Lines	Post-2032 planning	High - long-term value creation

These expansions are expected to catalyze additional price rises and spur new residential and commercial developments around future stations, creating investment opportunities for early buyers in these corridors.

What are the average rental yields for properties near MRT stations?

Rental yields for properties within walking distance of MRT stations typically range from 4% to 6% annually, with some areas achieving up to 7% in student-heavy districts.

The higher yields are primarily driven by strong rental demand from professionals who value the convenience of MRT access for their daily commutes. Properties near stations serving university areas or major employment hubs tend to command the best rental rates and occupancy levels.

Condominiums generally offer better rental yields than landed properties due to their appeal to young professionals and expatriates. The rental market remains stable with low vacancy rates, typically under 10% for well-located properties near MRT stations.

These yields compare favorably to Malaysia's overall residential rental market average of 3-4%, making MRT-adjacent properties attractive for income-focused investors seeking steady cash flow.

How accessible are MRT stations to key locations like schools, hospitals, and business hubs?

Most MRT stations are strategically positioned near schools, shopping malls, hospitals, and major business districts, with areas like Kajang, TRX, and Bukit Bintang among the most accessible.

The station planning deliberately integrates with existing commercial and educational infrastructure. Many stations feature direct connections to shopping centers, while others provide walking access to international schools, universities, and major hospitals within 500-1000 meters.

Business accessibility is particularly strong, with MRT lines connecting residential areas to key employment centers including KLCC, Bangsar, and the emerging TRX financial district. The system effectively reduces commute times from suburban areas to city center business hubs from 60-90 minutes by car to 30-45 minutes by MRT.

Healthcare accessibility is well-planned, with several stations providing convenient access to major hospitals and medical centers, making these locations attractive for families and older residents.

It's something we develop in our Malaysia property pack.

What is the crime rate around MRT stations?

While MRT stations generally maintain robust safety measures, six stations have been identified as crime hotspots, though overall crime rates remain manageable with proper precautions.

The identified crime issues predominantly involve petty theft and unarmed robbery rather than violent crimes. Property crime rates continue to trend downward across Kuala Lumpur and Selangor, and the transport ministry has implemented additional security measures at problematic stations.

Most MRT stations feature comprehensive CCTV coverage, regular security patrols, and emergency communication systems. The overall safety level is comparable to other major Southeast Asian cities' public transport systems.

For property investment purposes, the crime concerns are not significant enough to deter investment, and ongoing security improvements continue to enhance safety around station areas.

Are there sufficient amenities near MRT stations?

Properties near MRT stations typically enjoy excellent amenity access, including shopping malls, restaurants, parks, gyms, and medical clinics that contribute to both lifestyle quality and property values.

1. Shopping and retail centers directly connected to stations2. Diverse dining options from local food courts to international restaurants3. Recreational facilities including parks and fitness centers4. Educational institutions from primary schools to universities5. Healthcare facilities including clinics and specialist centers6. Banking and financial services7. Government services and administrative offices

The integrated development approach means that most MRT station areas function as complete communities rather than just transport hubs. This comprehensive amenity access supports both daily living needs and long-term property value appreciation.

What are the long-term development plans for areas around MRT stations?

Areas surrounding MRT stations are continuously targeted for major mixed-use development and urban renewal under government and private master plans, supporting sustained long-term growth.

The Transit-Oriented Development (TOD) concept guides planning around stations, emphasizing high-density, mixed-use developments that combine residential, commercial, and office spaces within walking distance of stations. These developments are designed to create vibrant, self-contained communities that reduce car dependency.

Government initiatives include land value capture mechanisms that fund further infrastructure improvements around stations, creating a positive cycle of development and enhancement. Private developers are increasingly focusing on integrated projects that combine transportation, residential, and commercial elements.

The long-term vision extends beyond 2030, with plans for additional MRT lines and continued densification around existing stations, ensuring that current investments will benefit from ongoing area improvements.

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.

Are properties near MRT stations in high demand for resale?

Properties near MRT stations enjoy strong resale demand due to persistent buyer interest, superior connectivity, and lifestyle convenience, making them attractive for both owner-occupiers and investors.

The resale market benefits from the limited supply of well-located properties near established stations, creating competition among buyers and supporting price stability. Properties with proven MRT connectivity tend to sell faster than comparable properties in less connected areas.

Market data shows that MRT-adjacent properties typically spend 20-30% less time on the market compared to similar properties without transit access. The convenience factor appeals to a broad range of buyers, from young professionals to growing families.

The strong resale demand provides confidence for initial buyers that their investment will remain liquid and marketable, reducing investment risk compared to properties in areas with uncertain future connectivity.

How is the public transport connectivity beyond just the MRT?

MRT stations in the Klang Valley integrate seamlessly with LRT, monorail, KTM Komuter, and extensive bus networks, ensuring comprehensive access to commercial, industrial, and leisure destinations.

The integrated transport system allows residents to reach virtually any destination in the greater Kuala Lumpur area without requiring a private vehicle. This connectivity extends the effective catchment area for MRT station properties, as residents can easily access areas not directly served by the MRT network.

Feeder bus services connect MRT stations to residential areas and business parks that are not within walking distance, while LRT and monorail connections provide additional route options for various destinations across the city.

This comprehensive connectivity network enhances the investment value and everyday utility of properties near MRT stations, as residents enjoy maximum mobility options for work, education, and recreation.

It's something we develop in our Malaysia property pack.

What are the property taxes and maintenance fees near MRT stations?

Property owners near MRT stations face standard Malaysian property taxes plus potentially higher maintenance fees due to premium amenities and locations.

Cost Component	Rate/Amount	Notes
Assessment Tax (Cukai Pintu)	0.2-0.5% of property value	Varies by location and land type
Quit Rent (Cukai Tanah)	Minimal annual fee	Applies to all property types
Condo Maintenance Fees	RM0.30-RM0.50 per sq ft/month	Higher for premium developments
Typical Monthly Maintenance	RM300-RM500	For standard-sized units
Sinking Fund	Usually included in maintenance	For major repairs and upgrades

These costs are generally offset by the premium rental income and capital appreciation potential that MRT proximity provides, making the total investment proposition attractive despite slightly higher ongoing expenses.

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.

Sources

1. EdgeProp - MRT Station Property Values
2. EdgeProp - MRT3 Line Developments
3. Louischen - MRT Property Impact
4. SoyaCincau - MRT3 Circle Line Update
5. PropertyGenie - Best Condos Near MRT
6. INSPEN - MRT Impact on Property Prices
7. USM Journal - MRT Property Analysis
8. The Edge Malaysia - Property Returns
9. New Straits Times - MRT Station Crime
10. PropertyGenie - Malaysia Property Taxes