Version: CN

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TL;DR Malaysia’s property buying and rental price in Malaysia story in 2026 is steady, selective, and data-driven. Median house prices are RM290,000; rental yields average 4%–6%, and price growth forecasts range from 1% to 5%. Kuala Lumpur remains premium, while suburban corridors offer stronger rental returns. Buying costs add 6%–12% to the purchase price. It’s not a boom cycle — it’s a disciplined opportunity market.

Thinking about buying in Malaysia? Or maybe renting first?

Here’s the problem: headlines say “selective recovery.” Some say prices are rising. Others say growth is flat. Rental yields vary depending on who you ask. And affordability looks stretched on paper.

So what’s actually happening?

Let’s break down the property buying and rental price in Malaysia using official NAPIC data, Bank Negara figures, Savills commentary, Rehda forecasts, and verified market sources — with real examples and numbers you can use.

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Key Takeaways

• The median house price in Malaysia is RM290,000, while the average is RM494,000.
• Rental yields range from 4%–6% nationally, with selected suburban areas reaching 6%–8%.
• The OPR stands at 2.75%, keeping mortgage costs stable.
• 2026 price growth forecasts range between 1% and 5%, depending on segment and location.
• Buying costs add approximately 6%–12% to the purchase price.

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1. What Is the Average Property Price in Malaysia in 2026?

Let’s start with the most misunderstood number: property price in Malaysia.

According to NAPIC:

Metric	Value
Median House Price	RM290,000
Average House Price	RM494,000
Typical Market Range	RM150,000–RM550,000
10-Year Nominal Growth	+44%
10-Year Real Growth (Inflation Adjusted)	+19%

a. Why Median Matters More Than Average

The median reflects what typical buyers pay. The average gets skewed by luxury condos.

Example:

If 9 houses sell for RM300,000 and 1 sells for RM5 million, the average price will increase. The median stays realistic.

That’s why serious investors focus on median transaction values.

b. Kuala Lumpur vs National Market

Location	Median Price
Malaysia	RM290,000
Kuala Lumpur	RM600,000
Johor Bahru	RM470,000
Selangor	RM460,000

Prime KL areas such as KLCC can command RM1,400–RM1,670 per sq ft.

Meanwhile, in Cheras and Setapak, prices range from RM230 to RM430 per sq ft.

This price dispersion creates both opportunity and risk, depending on entry timing.

If you’re evaluating these micro-markets, IQI Global’s data analytics tools can provide state-level transaction comparisons, helping buyers accurately assess new-launch vs. subsale dynamics.

2. What Are Rental Prices and Rental Yields in Malaysia in 2026?

Rental data provides investors with clarity.

According to Bambooroutes:

Unit Type	Malaysia Average
Studio	RM1,500
1-Bedroom	RM2,050
2-Bedroom	RM2,750

Prime KL Rental Rates

Area	2-Bedroom Rent
KLCC	RM4,500
Mont Kiara	RM4,200
Bangsar	RM3,800

a. What Is the Average Rental Yield in Malaysia?

According to iProperty:

Average gross rental yield	Prime KL	Suburban/emerging
5.19%	4%–5%	6%–8%

Numbeo reports:

Location	Gross Yield
City Centre	4.09%
Outside Centre	4.96%

This variation depends on the purchase price.

i. Investor Case Study #1: KL City Centre Condo

Purchase price: RM1,200,000
Monthly rent: RM4,500
Annual rent: RM54,000

Gross yield = 4.5%

After RM10,000 annual expenses:

Net yield ≈ 3.7%

Stable. Prestige. Lower yield.

ii. Investor Case Study #2: Suburban Condo (Setapak)

Purchase price: RM450,000
Monthly rent: RM2,200
Annual rent: RM26,400

Gross yield = 5.9%

After RM5,000 expenses:

Net yield ≈ 4.7%

Higher yield. More tenant turnover risk.

This is where strategy matters.

If you’re optimizing rental pricing, IQI Global’s property management and MyKey hospitality platform can assist with long-term or short-stay yield modelling.

3. How Much Does It Cost to Buy a House in Malaysia?

Beyond purchase price, buyers must account for transaction costs.

Expect an additional 6%–12%.

a. Example: RM500,000 Property

Cost Component	Estimated Amount
Stamp Duty	RM9,000
Legal Fees	RM3,500–RM5,000
Loan Stamp Duty	RM2,000
Valuation Fees	RM1,000–RM5,000
Basic Renovation	RM15,000–RM30,000

Total additional: RM30,000–RM60,000

b. Stamp Duty Breakdown (Locals)

Price Tier	Rate
First RM100k	1%
Next RM400k	2%
Next RM500k	3%
Above RM1m	4%

Foreign buyers may pay 4%–8%, depending on the state and value.

c. Investor Case Study #3: Full Cost Breakdown (RM800,000 Condo)

Purchase: RM800,000
Stamp duty: RM21,000
Legal + bank: RM8,000
Renovation: RM40,000

Total entry cost ≈ RM869,000

Rent at RM3,500/month → RM42,000 annually

Gross yield based on full cost: 4.8%

Understanding real entry yield prevents overestimation.

IQI Global’s one-stop services — brokerage, valuation, financing, and renovation through IQI Concept — significantly simplify the process.

4. Is Property in Malaysia Still Affordable?

Now the hard question.

Numbeo reports:

Indicator	Value
Price-to-Income Ratio	8.93
Mortgage % of Income	66.53%
Loan Affordability Index	1.50

That suggests pressure, especially in urban centres.

However:

• OPR = 2.75% as of July 2025
• First-home stamp duty exemption below RM500k extended until 2027
• Financing guarantees increased to RM20 billion.

According to Prof Barjoyai Bardai, 2026 represents a “selective recovery.”

Translation: well-priced projects move. Overpriced units stagnate.

5. Should You Buy or Rent in Malaysia in 2026?

Let’s compare using KWSP’s Mont Kiara example:

Scenario	Monthly Cost
Rent	RM4,891
Mortgage	RM4,990
Maintenance	RM400
Ownership Total	RM5,390

Difference: RM400–RM1,000.

If you invest RM1,000 per month at 5% annual interest for 10 years, you will accumulate approximately RM155,000.

So buying isn’t automatically better.

Buy if:

• Long-term stay (7+ years)
• Stable income
• Desire equity

Rent if:

• Career mobility
• Short-term stay
• Prefer liquidity

There is no universal answer. Only personal strategy.

6. Malaysia Property Market Forecast 2026–2030

Forecasts vary:

• Rehda: 1–2% growth
• Malaysian Reserve economists: 2.5%–5%
• NAPIC: 0.1% YoY

Savills Malaysia expects infrastructure-led growth.

Major drivers:

• LRT3
• RTS Johor–Singapore
• ECRL
• 91 billion Data centre investments in Johor

The industrial and logistics sectors are experiencing strong demand driven by AI and data infrastructure expansion.

This suggests moderate, corridor-driven appreciation rather than a nationwide boom.

a. Landed vs High-Rise: Which Performs Better?

Factor	High-Rise Condo	Landed
Entry Price	Lower	Higher
Yield	4%–6%	3%–5%
Maintenance	Strata fees	Individual upkeep
Capital Appreciation	Moderate	Stronger long-term
Tenant Pool	Larger	Family-focused

Urban Malaysia favours condos (55% of transactions), but landed remains aspirational.

Malaysia’s property market in 2026 is rational, data-supported, and opportunity-based.

Not speculative.
Not collapsing.
But selective.

With infrastructure rollout, stable OPR, and regional affordability advantage, Malaysia remains attractive to both domestic and global investors.

If you’re exploring property locally or cross-border, IQI Global operates in 35+ countries with 65,000 professionals and $4.3B in sales (2025). From subsale and new launch to valuation, renovation, and global investment diversification, IQI provides a full-stack real estate ecosystem.

7. Frequently Asked Questions (FAQs)

1. What is the average house price in Malaysia in 2026?

The median price is RM290,000; the average is RM494,000.

2. What is the rental yield in Kuala Lumpur?

Prime KL yields typically range from 4% to 5%.

3. Is Malaysian property a good investment?

Malaysia offers stable 4%–6% yields and projected growth of 1%–5%.

4. What is the current OPR in Malaysia?

The OPR is 2.75%.

5. How much down payment is required?

Typically 10%–30% depending on the margin of finance.

6. Which state offers the highest rental return?

Emerging suburban areas in the Klang Valley may reach 6%–8%.

7. Are property prices rising in 2026?

Growth is projected to range from 1% to 5%, depending on location.

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Ready to invest in Malaysia? Partner with IQI Global for expert guidance, powerful market data, and access to prime local and international properties. Let’s turn your property goals into real returns today.

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Reference

1. Bambooroutes. (2026, January 26). What are housing prices like in Malaysia right now? (2026). Retrieved from http://bambooroutes.com/blogs/news/malaysia-housing-prices
2. Bambooroutes. (2026, January 26). What are rents like in Malaysia right now? (2026). Retrieved from
   http://bambooroutes.com/blogs/news/malaysia-rents
3. Brickz. (n.d.). Residential transactions. Retrieved from
   https://www.brickz.my/transactions/residential/
4. Global Law Experts. (2025, November). A 2025–2026 guide to buying residential property in Malaysia for foreigners. Retrieved from https://globallawexperts.com/a-2025-2026-guide-to-buying-residential-property-in-malaysia-for-foreigners/
5. iProperty. (2026, February 11). How to calculate the rental rate in Malaysia. Retrieved from
   https://www.iproperty.com.my/guides/how-to-calculate-the-rental-rate-in-malaysia-64737
6. Kaur, S. (2026, January 5). Malaysia’s property market set for 2026 ‘step-up’. New Straits Times. Retrieved from https://www.nst.com.my/property/2026/01/1350529/malaysias-property-market-set-2026-step
7. Kaur, S. (2026, January 6). Malaysia’s residential property prices set for modest 1–2pct rise in 2026, says Rehda. New Straits Times. Retrieved from https://www.nst.com.my/property/2026/01/1351509/malaysias-residential-property-prices-set-modest-1%E2%80%932pct-rise-2026-says
8. KWSP. (2025, June 13). Buy or rent — what’s right for you? Retrieved from
   https://www.kwsp.gov.my/en/w/article/buy-vs-rent-malaysia
9. Numbeo. (2026, February 9). Property prices in Malaysia. Retrieved from
   https://www.numbeo.com/property-investment/country_result.jsp?country=Malaysia
10. Pacific Prime. (2026, January 15). The cost of living in Malaysia 2026. Retrieved from
    https://www.pacificprime.com/blog/cost-of-living-in-malaysia.html
11. The Malaysian Reserve. (2026, January 5). House prices seen rising 2.5–5% in 2026. Retrieved from https://themalaysianreserve.com/2026/01/05/house-prices-seen-rising-2-5-5-in-2026/