Team Leader (Subsales) ∙ United
Stephanie Yap
REN20525
Team Leader (Subsales) ∙ United
Stephanie Yap
REN20525
About Stephanie Yap
Leveraging market knowledge and negotiation skills to deliver exceptional results. Your real estate success is my priority. Ready to make your real estate dreams a reality? Let's chat. Your dream home awaits.
4 years at IQI
129 transactions
120 properties on sale
66 properties on rent
Contact Stephanie Yap
Stephanie Yap Social Links
No social links available.
Stephanie Yap's Service Locations
Stephanie Yap's Service Locations
My Listings
Zefer Hill
Bandar Puchong Jaya
€ 530
Listed on July 9, 2026
Trifolis Apartment
Jalan Batu Nilam 36/KS6, 41200, Selangor
€ 71,054
Listed on April 15, 2025
The Lead Residences @ Bukit Tinggi 2
Off Jalan Langat, Bandar Bukit Tinggi 2
€ 594 /month
Listed on April 15, 2026
Trifolia Apartment
Jalan Samarinda Taman Saga
€ 361 /month
Listed on August 2, 2026
Putra Heights
Jalan Putra Bistari
€ 165,014
Listed on April 24, 2025
Golden Villa Apartment
Jln Temenggung 37, Taman Sentosa Perdana
€ 39,239
Listed on December 5, 2025
Avenue Crest
Section 22, Batu Tiga, Shah Alam
€ 223 /month
Listed on April 16, 2026
Taman Sentosa
Jalan Dato Abdul Hamid 16A
€ 86,537
Listed on September 23, 2024
Impian Sentosa
Jalan Dato Abdul Hamid 6, Taman Sentosa, Klang
€ 201 /month
Listed on June 11, 2025
Vista Indah Putra
Jalan Batu Unjur 8, 42000, Selangor
€ 57,267
Listed on November 20, 2024
Taman Perindustrian Meru
Jalan Korporat
€ 2,407,335
Listed on August 1, 2026
ETP @ KIIP
KllP Jenjarom
€ 5,515 /month
Listed on February 24, 2026
Waltz Residences @ Paradigm Garden City
Jalan Awan Besar
€ 167,559
Listed on November 27, 2025
Teluk Pulai
Tepi Sungai
€ 149,531
Listed on September 22, 2025
TAMAN PERWIRA, TPG
JALAN WIRA 2,TAMAN PERWIRA, TPG
€ 954 /month
Listed on July 27, 2026
Taman Desa Permai
Jalan Meranti Putih
€ 77,417
Listed on July 1, 2025
Sunsuria Forum @ 7th Avenue
Setia Alam
€ 467 /month
Listed on July 6, 2026
Kiara East
Jalan 3/18A Taman Mastiara
€ 101,384
Listed on February 27, 2026
Golden Villa Apartment
Jln Temenggung 37, Taman Sentosa Perdana
€ 48,783
Listed on April 16, 2024
Bandar Bukit Tinggi
Lorong Batu Nilam 14
€ 123,018
Listed on February 5, 2026
Taman Bayu Perdana
Jalan Sambau
€ 123,018
Listed on August 4, 2026
Bandar Bukit Tinggi
Lorong Batu Nilam 6
€ 403 /month
Listed on April 29, 2026
Saujana Damansara
Desa Riang, 47830, Selangor
€ 31,815
Listed on June 27, 2024
Residensi Alami
Jalan Tinju 13/50, 40100, Selangor
€ 95,445
Listed on April 28, 2025
Pangsapuri Kasuarina
Bandar Botanik, Klang
€ 297 /month
Listed on April 23, 2026
Bandar Puteri Klang
Jalan Pending
€ 106,046
Listed on January 19, 2026
Perdana Villa @ Taman Sentosa Perdana
Jalan Temenggung 37
€ 41,572
Listed on March 11, 2026
Kota Bayuemas
Jalan Bayu Impian 15
€ 445,198
Listed on January 24, 2024
Vista Lavender
Persiaran Kinrara Seksyen 3
€ 38,178
Listed on September 23, 2025
Taman Desawan, Klang
Jalan Gambus
€ 111,989
Listed on June 30, 2026
Skyvilla, D Island Residence
Persiaran Utara
€ 308 /month
Listed on April 16, 2026
Avenue Crest
Section 22, Batu Tiga
€ 276 /month
Listed on April 6, 2026
GEO Bukit Rimau
Jalan Sungai Burung
€ 530 /month
Listed on March 19, 2025
Bandar Puteri Klang
Jalan Pending
€ 134,684
Listed on October 19, 2025
Avenue Crest
Section 22, Batu Tiga
€ 255 /month
Listed on September 22, 2025
Trio by Setia
Bukit Tinggi
€ 658 /month
Listed on November 17, 2025
Bayu Villa Apartment, Bayu Perdana
Jalan Batu Unjur, 41200, Selangor
€ 54,722
Listed on May 20, 2025
Bayu Villa Apartment, Bayu Perdana
Jalan Batu Unjur
€ 59,388
Listed on May 13, 2026
Bandar Bukit Tinggi 1 Shop Apartment
Lorong Batu Nilam 1B
€ 42,420
Listed on March 31, 2026
Bayan Villa
, Taman Bukit Serdang Seksyen 2
€ 382 /month
Listed on May 14, 2026
Taman Bayu Perdana
Jalan Batu Unjur 1
€ 1,697 /month
Listed on April 5, 2026
Desa Idaman, Taman Puchong Prima
Taman Puchong Prima Puchong
€ 95,403
Listed on October 13, 2025
Prima Klang Avenue
Jalan Kota
€ 42,420
Listed on January 5, 2026
Taman Sentosa
Jalan Dato Abdul Hamid 18
€ 110,292
Listed on November 22, 2024
Bandar Bukit Tinggi 1 Apartment
Jalan Batu Nilam 15
€ 42,416
Listed on April 21, 2026
AraTre' Residences
Jalan PJU 1a/4a, Ara Damansara, 47301, Selangor
€ 165,438
Listed on March 24, 2025
Bandar Bukit Tinggi
Lorong Batu Nilam 1A
€ 212 /month
Listed on June 6, 2026
Pangsapuri Palma
Jalan Palma Raja 3/KS6, Bandar Botanic, Klang, 41200, Selangor
€ 32,876
Listed on August 29, 2024
Taman Palm Grove
Leboh Siput
€ 131,498
Listed on October 30, 2025
Setia City Residences @ Setia City
Jalan Setia Dagang AH U13/AH
€ 159,075
Listed on December 2, 2025
BAYU PERDANA
Jalan Batu Unjur 1
€ 382 /month
Listed on April 5, 2026
Trifolis Apartment
Jalan Batu Nilam 36/KS6
€ 308 /month
Listed on August 2, 2026
Bandar Saujana Putra
Bandar Saujana Putra
€ 255 /month
Listed on July 4, 2025
Bandar Botanic
Akasia
€ 636 /month
Listed on July 3, 2026
Bandar Puteri Klang
Jalan Gelang
€ 126,836
Listed on January 12, 2026
Taman Jaya Utama
Jalan Sepukal
€ 212 /month
Listed on July 6, 2026
Persiaran Anggerik Aranda
Persiaran Anggerik Aranda
€ 254,520
Listed on October 14, 2025
The Havre
Lebuhraya Bukit Jalil
€ 106,046
Listed on August 29, 2025
Pangsapuri Intan
Jalan Bukit Permai, Taman Bukit Permai
€ 50,480
Listed on June 24, 2025
Taman Sentosa
Jalan Temenggung 37
€ 161,196
Listed on November 20, 2024
Apartment Hijau Ria
Jalan 2/1, Taman Kepong Indah
€ 61,085
Listed on February 25, 2025
Taman Dato Hormat, Telok Panglima Garang
Jalan Pandan
€ 47,723
Listed on April 28, 2023
Bandar Parklands
Lorong Delima 4
€ 509 /month
Listed on July 31, 2026
Taman Sentosa
Lorong Hulubalang 10
€ 286 /month
Listed on August 4, 2025
Bandar Bukit Tinggi
Lorong Batu Nilam 11
€ 126,836
Listed on April 22, 2024
Bandar Puteri Klang
Jalan Sanggul
€ 137,823
Listed on June 23, 2023
TRIO by Setia
Bukit Tinggi Klang
€ 530 /month
Listed on July 16, 2026
Taman Jaya Utama
Jalan Utama 4
€ 67,872
Listed on July 29, 2025
TRIO by Setia
Bukit Tinggi Klang
€ 350 /month
Listed on July 2, 2026
Bandar Puteri Klang
Jalan Pending
€ 137,861
Listed on November 22, 2024
Taman Bayu Perdana
Jalan Batu Unjur
€ 106,050
Listed on July 1, 2025
Bayu Villa Apartment, Bayu Perdana
Jalan Batu Unjur
€ 59,384
Listed on March 9, 2026
The Maple Residence
Jalan Langat , 42000, Selangor
€ 339 /month
Listed on March 20, 2025
Bandar Bukit Tinggi
Lorong Batu Nilam 15
€ 339 /month
Listed on April 20, 2026
Bandar Botanic
Bungor
€ 530 /month
Listed on July 7, 2026
Andira Park
Lebuh Bukit Puchong
€ 169,680
Listed on November 10, 2025
Sri Nervillia Apartment (Pangsapuri Sri Nervillia)
Jalan Anggerik Nervillia 31/166, Kota Kemuning
€ 180 /month
Listed on July 22, 2025
Apartment Tropika, Bandar Bukit Tinggi
Jalan Batu Nilam 13
€ 62,570
Listed on March 31, 2026
BAYU PERDANA
Jalan Batu Unjur 1
€ 170 /month
Listed on April 5, 2026
Vista Bayu Apartment, Taman Bayu Perdana
Jalan Batu Unjur 9
€ 62,570
Listed on January 16, 2026
Sunsuria Forum @ 7th Avenue
Jln Setia Dagang AL U13/AL, Seksyen U13, Setia Alam
€ 95,445
Listed on June 28, 2026
Bandar Botanic
Jalan Kiara
€ 144,016
Listed on January 9, 2026
Pangsapuri Akasia, Bandar Botanic
Persiaran Kasuarina
€ 48,783
Listed on March 12, 2026
Taman Klang Indah
Jalan Samarinda
€ 339 /month
Listed on August 2, 2026
BANDAR PARKLANDS
Jalan Jed 4
€ 954 /month
Listed on March 10, 2026
TRIO by Setia
Bukit Tinggi Klang
€ 424 /month
Listed on August 2, 2026
Bandar Bestari
Klang, Selangor
€ 382 /month
Listed on May 23, 2024
Taman Seri Mewah 3
Jalan Meranti Bunga 33
€ 124,079
Listed on June 26, 2026
Teluk Pulai
Jalan Teluk Pulai
€ 99,683
Listed on September 22, 2025
28 Boulevard (28 BLVD)
Jalan Perdana 3/10, Off Jalan Lingkaran Tengah 2 (MRR2)
€ 361 /month
Listed on July 31, 2026
Taman Sentosa
Lorong Bendahara 42
€ 276 /month
Listed on July 31, 2025
Menara U2
Jalan Boling Padang 13/62, Section 13,
€ 403 /month
Listed on June 30, 2026
Gravit8 @ Klang South
Kota Bayuemas
€ 339 /month
Listed on May 5, 2026
ETP @ KIIP
KIIP Jenjarom
€ 1,505,910
Listed on July 7, 2026
Taman Klang Indah
Lorong Samarinda 11F
€ 137,861
Listed on April 5, 2024
Bandar Putera
Jalan Kebun Nenas 2
€ 530 /month
Listed on August 1, 2026
La Vista
Jalan Tempua 2, Bandar Puchong Jaya
€ 95,445
Listed on June 19, 2025
Green Residence
Jalan Sayang 1, Taman Rasa Sayang
€ 424 /month
Listed on April 20, 2026
Taman Sri Putra
Jalan Jelawat
€ 76,335
Listed on July 27, 2026
Taman Lembah Maju
Jalan Maju 2/7
€ 61,505
Listed on November 21, 2024
Taman Sri Andalas
Jalan Sri Damak
€ 382 /month
Listed on March 25, 2024
Banting Town
Jalan Cemerlang
€ 1,167 /month
Listed on November 10, 2025
The Maple Residences
Jalan Bestari 7/KS09
€ 361 /month
Listed on June 16, 2026
Bandar Puteri Klang
Jalan Pending
€ 123,014
Listed on February 20, 2025
Taman Sutera
43000 Kajang
€ 1,167 /month
Listed on September 22, 2025
Vista Bayu Apartment, Taman Bayu Perdana
Jalan Batu Unjur 9
€ 371 /month
Listed on December 5, 2025
Taman Millenium, Sentosa
Jalan Hulubalang 37a
€ 27,569
Listed on December 5, 2025
Kota Bayuemas
Bayuemas
€ 467 /month
Listed on July 4, 2026
Taman Melawis (Taman Heng Luen)
Jalan Loyang; Jalan Emas; Jalan Besi
€ 106,046
Listed on October 29, 2024
Ken Rimba
Jalan Lengkuas, Rimba Jaya
€ 137,861
Listed on December 14, 2025
Merak Kayangan Court
Jalan Kapas
€ 1,591 /month
Listed on September 17, 2025
Taman Mesra Klang
Jalan Samarinda
€ 190,678
Listed on July 29, 2026
Taman Sentosa
Jalan Dato Yusof Shahbudin 1
€ 99,263
Listed on December 6, 2024
Kota Bayuemas
Jalan Bayu Impian 12
€ 467 /month
Listed on June 26, 2026
Bandar Tasik Puteri
Jalan 5/7 BTP5
€ 1,167 /month
Listed on May 15, 2026
Bayu Tinggi
Jalan Bayu Tinggi Klang, Selangor
€ 307,545
Listed on April 22, 2025
Kota Bayuemas
Jalan Bayu Laut 1
€ 700
Listed on May 4, 2026
Kota Bayuemas
Bayuemas Bandar Parklands
€ 152,712
Listed on July 4, 2026
Taman Sejati 5
Lorong Bendahara
€ 104,990
Listed on June 10, 2025
Bandar Parklands
Lorong Delima 16 Bukit Tinggi 3
€ 313,908
Listed on February 14, 2025
Eco Majestic
Lingkaran Eco Majestic
€ 254,520
Listed on June 4, 2025
Taman Telok
Jalan Dendang
€ 255 /month
Listed on April 4, 2026
Kesas 32 Industrial Park
Jalan Sungai Jeluh 32/201
€ 1,633 /month
Listed on April 5, 2026
Bandar Puteri Klang
Jalan Sanggul
€ 123,018
Listed on May 23, 2024
Avenue Crest
Section 22, Batu Tiga, Shah Alam
€ 44,541
Listed on March 30, 2026
Taman Sentosa
Jalan 21
€ 69,993
Listed on July 31, 2025
Taman Sentosa
Jalan Dato Abdul Hamid 16
€ 113,474
Listed on February 15, 2025
Telok Gadong Besar
Lorong Bawal Tambak
€ 222,705
Listed on August 4, 2026
Bandar Parklands
Lorong Delima 4
€ 148,466
Listed on July 30, 2026
AraTre' Residences
Jalan PJU 1a/4a, Ara Damansara, 47301, Selangor
€ 164,378
Listed on March 4, 2025
Avenue Crest
Section 22, Batu Tiga, Shah Alam
€ 255 /month
Listed on December 2, 2025
Bandar Botanic
Jalan Cassia
€ 114,534
Listed on March 16, 2026
Livia @ Bandar Rimbayu
Jalan Fauna 3
€ 201,495
Listed on October 28, 2024
Taman Sentosa Perdana
Lorong Temenggung 39
€ 121,958
Listed on October 21, 2024
Taman Mesra
Jalan Bentara Samarinda
€ 165,434
Listed on July 31, 2026
Bandar Bukit Tinggi
Lorong Batu Nilam 14
€ 127,048
Listed on June 4, 2026
Bandar Puteri Klang
Jalan Kerongsang
€ 123,018
Listed on March 30, 2026
Taman Suria Pendamar
Jalan Selat Selatan 17/KS, Taman Suria Pendamar
€ 84,838
Listed on July 14, 2026
Jalan Setia Utama U13/37M
Jalan Setia Utama U13/37M
€ 254,520
Listed on April 8, 2025
Taman Sungai Besi Indah
Jalan Sb Indah 1/5
€ 84,416
Listed on June 17, 2025
Central Residence, Sungai Besi
Jalan Sungai Besi
€ 82,719
Listed on June 19, 2025
AVENUE CREST-SEK 22 SHAH ALAM
9-08, JLN JUBLI PERAK 22/1,AVENUE CREST-SEK 22 SHAH ALAM
€ 42,420
Listed on April 16, 2026
Amber Residence @ twentyfive.7
Persiaran Oleander
€ 424 /month
Listed on October 6, 2025
Canary Garden @Bandar Bestari
KSL Bandar Bestari Klang
€ 700 /month
Listed on June 22, 2026
Nahara @ Bandar Bukit Raja
Jalan Mahligai, Persiaran Astana / KU 2, Bandar Bukit Raja, 41050 Klang
€ 173,922
Listed on January 12, 2026
Bandar Botanic
Angsana
€ 212,100
Listed on July 4, 2026
Bandar Botanic
Jalan Jenaris
€ 250,278
Listed on March 12, 2026
Teluk Pulai
Jalan Teluk Pulai
€ 177,104
Listed on April 8, 2025
Bandar Puteri Klang
Jalan Kerongsang
€ 91,203
Listed on July 7, 2026
Setia Kota Bayuemas
Bayuemas Klang
€ 177,740
Listed on July 29, 2026
Bandar Parklands
Jalan Delima 13 Bukit Tinggi 3
€ 179,861
Listed on March 13, 2024
Canary Garden @Bandar Bestari
Jalan Bestari 1
€ 477 /month
Listed on July 7, 2026
La Vista
Jalan Tempua 2, Bandar Puchong Jaya
€ 95,441
Listed on June 24, 2025
Bandar Bukit Tinggi
Lorong Batu Nilam 1A
€ 90,991
Listed on June 6, 2026
Ten Kinrara
Jalan BK 5a
€ 145,289
Listed on July 4, 2025
Taman Eng Ann, Klang
Eng Ann Klang
€ 129,377
Listed on July 31, 2026
Asteria Apartment @ Bandar ParkLand
Bandar Parklands Klang
€ 276 /month
Listed on June 15, 2026
TAMAN PERWIRA, TPG
JALAN WIRA 2,TAMAN PERWIRA, TPG
€ 1,061 /month
Listed on May 9, 2026
Bandar Puteri Klang
Jalan Kerongsang
€ 102,869
Listed on November 13, 2025
Bangsar Hill Park
13, Lorong Maarof 1, Bangsar, 59000 Kuala Lumpur, Wilayah Persekutuan Kuala Lumpur
€ 1,326 /month
Listed on September 30, 2025
Millenium Place @ Millenium Square
Jalan 14/1, Seksyen 14
€ 106,046
Listed on December 29, 2025
Trefoil
Jalan Setia Dagang AH U13/AH, Setia City
€ 47,086
Listed on April 16, 2026
Kekwa Apartment @ Putra Perdana
Bulatan Putra Perdana, Taman Putra Perdana, 47100, Selangor
€ 33,936
Listed on March 6, 2025
Bandar Putera
Jalan Kebun Nenas
€ 180,264
Listed on April 16, 2026
Parkhill Residence
Jalan Teknologi 1
€ 114,534
Listed on March 30, 2026
Bandar Puteri Klang
Jalan Kerongsang 7
€ 162,893
Listed on March 31, 2026
Gravit8 @ Klang South
Jalan Bayu Laut Bayuemas
€ 90,991
Listed on April 30, 2026
Taman Bayu Perdana
Jalan Batu Unjur
€ 105,838
Listed on February 25, 2025
Bandar Tasik Puteri
Jalan Tasik Puteri 5/7
€ 382 /month
Listed on May 15, 2026
Bandar Puteri Klang
Lorong Gelang
€ 124,715
Listed on January 8, 2026
BANDAR BOTANIC, KLANG
Jalan Mahogani 1
€ 1,379 /month
Listed on July 8, 2026
Prima Bayu
Jalan Batu Unjur 9
€ 72,110
Listed on April 22, 2026
Taman Melawis (Taman Heng Luen)
Jalan Emas; Jalan Besi
€ 116,655
Listed on November 14, 2025
Prima Bayu
Jalan Batu Unjur 9
€ 65,747
Listed on November 9, 2025
Bandar Botanic
Jalan Cassia
€ 339 /month
Listed on May 3, 2026
Riana South
Persiaran Alam Damai, 56000, Kuala Lumpur
€ 144,228
Listed on May 27, 2025
Taman Jaya Utama
Jalan Utama 6
€ 110,292
Listed on November 5, 2025
Bandar Parklands
Jalan Delima 4
€ 148,258
Listed on July 20, 2026
USJ 6
Jalan USJ 6/1
€ 467 /month
Listed on August 4, 2025
Prima Ria
Jalan Dutamas Raya
€ 89,078
Listed on November 3, 2025
Vista Bayu Apartment, Taman Bayu Perdana
Jalan Batu Unjur 9
€ 276 /month
Listed on April 15, 2026
Bayu Villa Apartment, Bayu Perdana
Jalan Batu Unjur
€ 99,263
Listed on November 16, 2025
AraTre' Residences
Jalan PJU 1a/4a, Ara Damansara, 47301, Selangor
€ 742 /month
Listed on April 25, 2025
Taman Telok
Jalan Dendang
€ 93,320
Listed on February 3, 2026
Bandar Botanic
Persiaran Botanic
€ 254,516
Listed on September 23, 2025
Bandar Bukit Tinggi 2
Lorong Batu Nilam 34
€ 742 /month
Listed on June 15, 2026
Our newly launched projects
Discover the real estate properties in and around Selangor, Malaysia. Buy apartment units, landed houses, bungalows, commercial office space, shop lots, and sub-sales with 100% confidence at IQI Global.
Large land area
Northern TechValley @BKE
Mukim 14, Kubang Semang, 14400 Seberang Perai, Penang, Malaysia
Starting from € 3,074,500
Listed on January 23, 2026
Located in Bukit Minyak
Taman IKS Bukit Minyak
Jalan IKS Bukit Minyak Utama, Taman IKS Bukit Minyak, 14100 Simpang Ampat, Penang, Malaysia.
Starting from € 255,326
Listed on January 23, 2026
Located in Simpang Ampat
Regalway Industrial Hub (Industrial)
Regalway Industrial Hub, Off Jalan Bukit Panchor, Bukit Panchor, 14100 Simpang Ampat, Penang, Malaysia.
Starting from € 1,063,682
Listed on January 23, 2026
Spacious land area
Taman Jasa Ria (Garden Villa)
Jalan Permatang Pasir, Taman Jasa Ria, 14000 Bukit Mertajam, Penang, Malaysia
Starting from € 237,297
Listed on January 23, 2026
Located in Bukit Mertajam
Taman Jasa Intan (Garden Superlink)
Jalan Jasa Intan, Taman Jasa Intan, 14000 Bukit Mertajam, Penang, Malaysia
Starting from € 173,498
Listed on January 23, 2026
Located in Nibong Tebal
Taman Fajar Permai (Sunrise Terrace)
Jalan Fajar, Taman Fajar Permai, 14300 Nibong Tebal, Penang, Malaysia.
Starting from € 116,655
Listed on January 23, 2026
Mortgage Calculator
Calculate your estimated month repayment and plan your monthly expenses well.
The mortgage calculator is intended for reference only. Actual amount may vary.
Monthly Payment
Send me the mortgage calculator result
Home Loan Eligibility Calculator
Calculate your potential loan amount and assess your home buying affordability.
Rental Yield
Calculate the potential rental yield and evaluate a property's investment performance.
Down Payment Saving Plan
Create a structured savings plan and determine how much to save monthly for your down payment plan.
Malaysian Property Transaction Fees Calculator
Estimate the total transaction fees and budget accurately for your Malaysian property purchase.
IQI blog & news
Articles specifically curated for your daily digest of local and global real estate news.
Petaling Jaya has been one of the Klang Valley's most reliable commercial addresses for decades. But three rounds of flash floods in a single year are forcing a rethink. The Malaysian Institute of Estate Agents (MIEA) and Juwai IQI have both warned that recurring floods are no longer a temporary inconvenience. They are starting to permanently reshape how PJ's commercial property is valued, financed, and leased. What Happened and Why It Keeps Happening Torrential rain on 18 July triggered flash floods across parts of the Klang Valley, including several areas in Petaling Jaya. In places such as Section 51A, Jalan 223, it was the third flood in 2026, following earlier incidents in April and May. At Medan Selera Jaya 223, floodwaters reportedly rose to neck level. According to MBPJ, the floods were caused by heavy rainfall exceeding 60mm within a short period, which overwhelmed Sungai Penchala. The situation was worsened by backflow from Sungai Klang and ongoing river repair works, which reduced water flow capacity. Experts point to two underlying factors. First, PJ’s ageing drainage system was not designed to handle the heavier rainfall patterns linked to climate change. Second, rapid development has reduced the city’s green spaces, which previously acted as natural “sponges” by absorbing excess rainwater. How Floods Are Changing PJ's Property Market MIEA president Kelvin Yip said the institute is "deeply concerned" by the pattern, which is now creating measurable effects on property valuations. This is no longer a freak occurrence but a seasonal risk factor. PJ's reputation as a prime commercial hub is being affected. High-ground and flood-resilient properties will command a 'safety premium', and low-lying assets will face gradual depreciation each year until infrastructure improvements catch up. Kelvin Yip, President, Malaysian Institute of Estate Agents (MIEA) The key shifts MIEA identified: Market ShiftWhat Is HappeningTwo-tier marketGround-floor retail facing rental stagnation or cuts; upper-floor units holding steadyCapital values decliningRepeatedly flooded properties selling below market averages as buyers factor in repair costs and higher insuranceTenant preferences shiftingF&B and retail operators avoiding ground-floor units in flood-prone areasInvestor priorities changingProperties with elevated loading bays and flood-free access roads preferred; those without face longer vacanciesMNC tenancy riskMultinational tenants requesting flood-risk clauses, w Source: MIEA / Free Malaysia Today, 26 July 2026. Considering property in the Damansara or PJ corridor? See the 7 richest neighbourhoods in Damansara and their latest transacted values. Banks Could Tighten the Squeeze The financial impact goes beyond lower sale prices. MIEA warned that banks may tighten loan approval criteria for commercial properties in flood-prone areas, further weakening buyer demand. Most property buyers rely on financing, making banks the ultimate arbiters of property value, and banks are typically cautious about properties located in flood zones. Repeated flooding is a red flag for potential commercial property buyers. Floods increase expenses, reduce rental income and erode the value of property investments. Kashif Ansari, Co-Founder and Group CEO, Juwai IQI Kashif cited research showing that a 1-metre increase in flood depth can reduce land values by around 45%. He added that properties in affected areas such as Section 51A would likely continue trading at a discount until drainage improvements and other infrastructure upgrades are completed. What the Government Is Doing The Selangor government has allocated RM40.5 million to help reduce flooding in Petaling Jaya. Three areas have been listed as key priority zones: Section 51A, Jalan 223, Kampung Cempaka, and the FAS tunnel area near Jalan PJU 1A. The planned solutions include building a flood wall, installing a flap gate, building a retention pond, and using German ecoblock technology. MBPJ has also installed alarm systems and drain water level detectors to give earlier warnings when water levels rise. To support affected businesses, MBPJ waived two months of rent for traders after the April floods. Businesses on Jalan 223 will also receive a 30% rent reduction from July to December. PJ MP Lee Chean Chung has called for flood warning systems along rivers and major drains near high-risk commercial areas. A joint meeting between MBPJ and affected businesses has also been confirmed to discuss long-term drainage issues. What This Means for Homebuyers and Investors This story is primarily about commercial property. But the signals matter for residential buyers and investors too. For buyers looking at PJ residential areas, flood history should now be part of your due diligence. Check whether the specific area has been affected in 2026, ask about drainage plans, and consider how flood risk might affect future resale value. Understanding hidden costs beyond the purchase price is more important than ever when flood damage, insurance premiums, and repair costs are in the picture. For investors in the Damansara and PJ corridor, the "safety premium" trend is worth noting. Higher-ground areas with strong drainage infrastructure, such as the established Damansara neighbourhoods, are likely to hold or grow their values, while low-lying pockets may face pressure. Rental yield data for the Damansara area gives a clearer picture of where returns hold up. For anyone comparing PJ with other Klang Valley locations, subsale prices across Malaysia give useful context. KL and Selangor remain strong, but location-level differences matter more now. The latest subsale data for Q1 2026 breaks this down by state and price band. The broader takeaway? PJ is not "losing" its property appeal. But the market is recalibrating. Buyers who do their homework on specific locations, drainage infrastructure, and floor levels will be in a much stronger position than those who treat PJ as a single, uniform market. This article is based on reporting by Free Malaysia Today and Media Selangor on 26 July 2026, with quotes from MIEA president Kelvin Yip and Juwai IQI Group CEO Kashif Ansari. Juwai IQI provides expert insights into the property, economic and investment trends shaping markets locally and globally. Click below to get more expert property insights from our blog! MORE INSIGHTS
TL;DR LHDN refunded RM9.35 billion to over 3 million taxpayers in the first half of 2025 alone. That money can go straight toward your 10% home down payment. First-time buyers of homes up to RM500,000 get 100% stamp duty exemption until 31 December 2027, saving you roughly RM11,000 in upfront costs. A new tax relief of up to RM7,000 per year on home loan interest (for SPAs signed from 2025 to 2027) means buying now actually pays you back at tax time for three consecutive years. Stack your tax refund with EPF Account 2 withdrawal and stamp duty savings, and you could cover most or all of your upfront costs on a home under RM500,000. Every year between March and May, millions of Malaysians file their taxes through LHDN's e-Filing portal. And every year, a good chunk of those filers discover they have overpaid their PCB (Monthly Tax Deduction) and are owed money back. For most people, the refund hits the bank account and disappears into daily expenses within a week. Groceries, a holiday, a gadget. But what if you redirected that refund toward the single biggest purchase of your life? Your tax refund can be the seed money that makes homeownership real. Not someday. This year. This guide walks you through exactly how to do it, step by step, using strategies that are specific to the Malaysian tax and property system in 2026. Turn Your LHDN Tax Refund Into a Home Down PaymentTL;DRHow Much Could Your Tax Refund Actually Be?Why Your Tax Refund Is Perfect for a Down PaymentStep-by-Step: Turning Your Tax Refund Into a Down PaymentThe Tax Relief That Pays You Back After You BuyWhat Does This Look Like With Real Numbers?Can You Buy a House With Zero Down Payment?How Much Can You Actually Borrow?Common Mistakes to AvoidYour Tax Refund Action Plan (Month by Month)Check Your Home Loan EligibilityFrequently Asked Questions How Much Could Your Tax Refund Actually Be? If your employer has been deducting PCB throughout the year and you claimed all your eligible tax reliefs (lifestyle, medical, EPF, insurance, education), there is a real chance your actual tax liability is lower than what was already deducted. That difference is your refund. LHDN does not publish an "average refund per individual" figure. But the scale tells the story. In the first half of 2025, LHDN returned RM9.35 billion across more than 3 million taxpayers. The government paid out RM22.45 billion in total tax refunds for the full year of 2025, which was the highest amount in five years. Even a refund of RM2,000 to RM5,000 can move the needle when you combine it with the right strategy. Curious how far your salary can stretch for a home loan? Check how much home loan you can get based on your salary. Why Your Tax Refund Is Perfect for a Down Payment Your tax refund is essentially forced savings. It is money you earned but never saw in your monthly budget. That makes it psychologically easier to redirect, because you were never counting on it for rent or food. Here is why it works so well for a down payment specifically. The standard down payment in Malaysia is 10% of the property price. On a RM400,000 home, that is RM40,000. On a RM300,000 home, RM30,000. Those numbers feel massive when you are saving RM500 a month. But a RM3,000 tax refund deposited into a dedicated down payment fund every year for three years is already RM9,000, before interest. The real magic happens when you stack your refund with other money you are entitled to but may not be using. More on that below. Step-by-Step: Turning Your Tax Refund Into a Down Payment Step 1: Maximise your tax reliefs before you file Your refund size depends on how many reliefs you claim. Many Malaysians leave money on the table because they do not keep receipts or do not know what qualifies. For YA 2025 (filed in 2026), key reliefs include RM9,000 automatic personal relief, up to RM4,000 for EPF contributions, up to RM3,000 for life insurance or takaful, up to RM2,500 for lifestyle expenses (books, gadgets, internet), up to RM8,000 for SSPN deposits, and medical expenses for parents up to RM8,000. Claim everything you are entitled to. The difference between a RM500 refund and a RM3,000 refund is often just a few receipts you forgot to keep. Need a walkthrough? See our full list of personal income tax reliefs for 2026. Step 2: Open a dedicated "down payment" savings account Do not let the refund land in your regular spending account. Open a separate high-yield savings account or a fixed deposit and label it "home fund." The moment LHDN processes your refund (typically within 30 working days of e-Filing), transfer it immediately. This is the single most important behavioural change. Money that stays visible in your daily account gets spent. Step 3: Use the calculator to set your target Before you can plan, you need a number. Use the calculator below to figure out exactly how much you need to save, how long it will take, and what your monthly contribution should be. Estimates for guidance only. Actual figures depend on the bank's assessment, current rates, and your full financial profile. Step 4: Stack your refund with EPF Account 2 This is where many first-time buyers unlock a breakthrough they did not expect. EPF allows you to withdraw from Account 2 to fund a home purchase. This covers down payments, stamp duty, and even monthly loan instalments through the Flexible Housing Withdrawal scheme. The minimum balance required is just RM500 in Account 2. For first-time buyers, this falls under Category 1, which covers the down payment plus an additional 10% for stamp duty and legal fees. So your equation becomes: tax refund + EPF Account 2 withdrawal + personal savings = down payment covered. Want the full breakdown on EPF housing withdrawal? Read our step-by-step EPF Account 2 withdrawal guide. Step 5: Claim the stamp duty exemption to keep more cash If you are a first-time Malaysian buyer purchasing a home priced at RM500,000 or below, you qualify for a 100% stamp duty exemption on both the Memorandum of Transfer (MOT) and the loan agreement. This exemption has been extended under Budget 2026 until 31 December 2027. On a RM500,000 home, this saves you approximately RM11,000 in fees that would otherwise eat into your cash reserves on top of the down payment. That RM11,000 you do not have to pay? It stays in your pocket. Which means your tax refund stretches even further. Understand how this exemption works in detail. Read our stamp duty exemption guide for 2027. The Tax Relief That Pays You Back After You Buy Here is the part most people miss entirely. Under Budget 2025, the government introduced a new income tax relief on home loan interest payments for first-time buyers. If your SPA is signed between 1 January 2025 and 31 December 2027, you can claim up to RM7,000 per year in tax relief on the interest portion of your home loan for homes priced up to RM500,000. For homes priced between RM500,001 and RM750,000, the cap is RM5,000 per year. This relief is claimable for three consecutive years starting from the year you first pay the housing loan interest. Think about what this means in practice. You use your 2025 tax refund to help fund the down payment. You buy the house. Then for the next three years, your home loan interest reduces your taxable income, which generates even bigger refunds that help you manage the new mortgage. Your refund funds the house. The house funds bigger refunds. It is a virtuous cycle. Two conditions to note: the property must be for your own residence (not rented out), and homes above RM750,000 do not qualify for this relief. What Does This Look Like With Real Numbers? Let us walk through a worked example for a first-time buyer earning RM5,000 per month (RM60,000 per year) eyeing a RM400,000 apartment. ItemAmount (RM)Down payment (10%)40,000Estimated tax refund (YA 2025)2,800EPF Account 2 withdrawal (estimated)25,000Stamp duty savings (100% exemption)~9,000 savedPersonal savings needed~12,200Annual tax relief on loan interest (3 years)Up to 7,000/year Without the refund, the EPF withdrawal, and the stamp duty exemption, you would need to save RM49,000 or more in cash. With these three tools combined, the gap drops to around RM12,200 in personal savings. And for the next three years, the home loan interest relief puts up to RM7,000 back into your tax calculation annually, which translates to real ringgit savings depending on your tax bracket. Can You Buy a House With Zero Down Payment? For some buyers, yes. Government schemes like SJKP (Skim Jaminan Kredit Perumahan) provide 100% financing for eligible first-time buyers. Certain developers also offer zero-entry or rebate packages that effectively absorb the deposit. But "zero down payment" does not mean zero cost. Legal fees, valuation fees, and moving expenses still apply. Your tax refund can cover those. Explore all your options. Read our guide on buying a house in Malaysia without a down payment. How Much Can You Actually Borrow? Your down payment is only half the equation. The other half is your loan eligibility. Banks assess your Debt Service Ratio (DSR) and credit score before approving a mortgage. Use the calculator below to see where you stand. Estimates for guidance only. Actual figures depend on the bank's assessment, current rates, and your full financial profile. Want to understand the financial jargon before you walk into the bank? Read our guide to financial terms every home buyer should know. Common Mistakes to Avoid Spending the refund before it arrives. Do not mentally allocate your refund to a holiday or gadget. The moment you file your taxes, set the expectation that any refund goes into your home fund. Not claiming all reliefs. Every unclaimed receipt is money you are giving back to LHDN. Start a digital folder on your phone today and photograph every qualifying receipt for the rest of the year. Ignoring the SPA deadline. The home loan interest tax relief and stamp duty exemption both require SPAs signed by 31 December 2027. If you plan to buy, the clock is ticking. Draining EPF without thinking about retirement. EPF withdrawal is powerful, but it reduces your retirement savings. Withdraw strategically, not emotionally. Use it for the down payment, but do not empty the account. Forgetting the "hidden" costs. The down payment is not the only upfront expense. Legal fees, valuation fees, and moving costs add up. Plan for 10% to 18% of the property price as total upfront outlay. Surprised by the true cost? See what a RM500k house actually costs in 2026. Your refund is sitting in your bank. Your EPF is waiting. The exemption expires in 2027. You don't have to figure this out alone. An IQI agent reviews your budget, shortlists homes you can actually afford, and walks you through every step from loan to keys. Free, and no pressure. Talk to a local IQI agent and buy with confidence Your Tax Refund Action Plan (Month by Month) Here is a practical timeline to turn your next tax refund into a real down payment. WhenWhat to DoJanuary to FebruaryGather all receipts and relief documents. Open your dedicated "home fund" account if you haven't already.March to AprilFile your e-Filing early. Claim every relief. Early filers get refunds faster.April to MayRefund hits your bank. Transfer it immediately to your home fund. Do not touch it.June to AugustCheck your EPF Account 2 balance. Talk to an IQI agent about homes in your budget range.September to DecemberGet pre-approved for a home loan. Start viewing properties. Sign the SPA before the exemption deadline. Check Your Home Loan Eligibility Before you start viewing houses, know what the bank is willing to lend you. This depends on your income, existing debts, and credit score. Estimates for guidance only. Actual figures depend on the bank's assessment, current rates, and your full financial profile. Frequently Asked Questions Can I use my LHDN tax refund for a home down payment? Yes. Your tax refund is cash deposited into your bank account. There are no restrictions on using it for a property purchase, including the 2% earnest deposit or the remaining 8% of the down payment due at SPA signing. How much tax refund can I expect in Malaysia? It depends on your income, PCB deductions, and the reliefs you claim. LHDN refunded RM9.35 billion to over 3 million taxpayers in the first half of 2025. Individual refunds typically range from a few hundred ringgit to several thousand, depending on how much your employer over-deducted and how many reliefs you claim. What is the first home loan interest tax relief? For SPAs signed between 1 January 2025 and 31 December 2027, first-time buyers can claim up to RM7,000 per year (homes up to RM500,000) or RM5,000 per year (homes RM500,001 to RM750,000) in tax relief on the interest portion of their home loan. This is claimable for three consecutive years. Can I combine my tax refund with EPF withdrawal for a down payment? Yes. EPF Account 2 allows withdrawals for housing purchases, covering down payments, stamp duty, and legal fees. Your tax refund and EPF withdrawal can be combined with personal savings to meet the 10% down payment requirement. Is the stamp duty exemption for first-time buyers still available in 2026? Yes. The 100% stamp duty exemption on both the MOT and loan agreement for first-time buyers purchasing homes up to RM500,000 has been extended until 31 December 2027 under Budget 2026. How long does LHDN take to process my tax refund? For e-Filing submissions, LHDN targets processing within 30 working days. Manual filing may take up to 90 working days. Filing early (March to April) typically results in faster refund processing. The numbers add up. The exemptions are live. The only missing piece is the right home. An IQI agent helps you from budget check to keys in hand. Over 30,000 property professionals across 20+ countries. Free consultation, no pressure, no hidden fees. [custom_blog_form] Continue reading: References: Ministry of Finance Malaysia. (2025, August 20). LHDN Refunds RM9.35 Bln In Excess Taxes To 3 Mln Taxpayers. Retrieved from mof.gov.my Malay Mail. (2026, March 6). MOF: RM6.2b in tax refunds disbursed as of Feb 18. Retrieved from malaymail.com Free Malaysia Today. (2024, October 18). RM7,000 tax relief on first homes costing up to RM500,000. Retrieved from freemalaysiatoday.com Bernama. (2024, October 18). Individual Income Tax Relief on Loan Interest Payment For First House. Retrieved from bernama.com KWSP / EPF Malaysia. EPF Housing Withdrawal. Retrieved from kwsp.gov.my LHDN Malaysia. Income Tax Rates and Reliefs for YA 2025. Retrieved from hasil.gov.my
Property Fundamentals Pass the Mid-Year Test The first half of 2026 tested global property markets through regional security tensions, temporary repricing and changing financing conditions. What followed was a rapid recovery and a clearer investment picture. Capital is now moving towards markets supported by demographics, infrastructure and policy, rather than short-term speculation. The United Arab Emirates demonstrated strong resilience. Dubai recorded approximately AED 286 billion in property sales during H1 2026, the second-highest first-half result on record. Rental yields remain near 7%, while freehold ownership, tax-free rental income and Golden Visa eligibility continue to attract international investors. Saudi Arabia is emerging as a new foreign investment destination following the introduction of its non-Saudi property ownership law in January 2026. Riyadh offers gross yields of around 7% to 9%, while apartment rents have risen nearly 20% year-on-year. More than 780 multinational companies have also committed to establishing regional headquarters in the Kingdom. Malaysia and Japan Offer Different Strengths Malaysia remains one of ASEAN’s most accessible growth markets. Property transactions reached RM241.9 billion in 2025, while Johor attracted a record RM110 billion in approved investment. The upcoming Rapid Transit System Link between Johor Bahru and Singapore is strengthening interest near station locations, where selected units have already appreciated 18% to 20%. Prime transit-linked properties in the Klang Valley continue to offer yields of approximately 4% to 5%. Japan provides a more defensive opportunity. The average price of a new condominium in Tokyo’s 23 wards reached ¥137.8 million, up 18.5%, while supply fell to its lowest level since 1973. High occupancy, transparent ownership rules and a weaker yen continue to support demand. Outlook The strongest property opportunities in the second half of 2026 are likely to be found in markets where policy reform, infrastructure investment and genuine demand support long-term returns. The UAE and Saudi Arabia offer stronger yields, Malaysia provides accessible growth, while Japan remains a stable portfolio anchor. Download to see insights from other country marketsDownload
30 Jul, 2026
Vietnam Property Market Outlook 2026: Infrastructure Corridors Lead the Next Growth Cycle
Vietnam’s Housing Market Enters a Selective Reset Vietnam’s residential market entered August 2026 in a period of consolidation. Prices remain relatively firm, but transaction activity is slower as buyers become more selective and borrowing costs stay elevated. During Q2 2026, developers launched approximately 12,000 primary condominiums across the enlarged Ho Chi Minh City market and more than 4,000 units in Hanoi. However, luxury absorption remained below 30% in Ho Chi Minh City, while Hanoi’s take-up rate eased to around 20%. Inner-city primary prices reached approximately USD 5,400 to USD 9,500 per square metre. Pressure was more visible in the secondary market, where prices declined 5% to 8% in Ho Chi Minh City and by as much as 12% in parts of Hanoi. Floating mortgage rates of 13% to 16% are encouraging some owners to lower asking prices. However, the market has not experienced widespread distress, while the new land-price framework is helping maintain a floor under development costs and headline prices. Infrastructure Redirects Property Demand Vietnam has approximately 234 major infrastructure projects worth VND 3.4 quadrillion underway. These investments are shifting demand from crowded central districts towards better-connected suburban and regional corridors. In the south, growth is concentrating around the Ho Chi Minh City and Dong Nai corridor, supported by Long Thanh International Airport, new ring roads, expressways and Metro Line 1. Northern demand is moving towards Hanoi’s gateway districts and neighbouring Hung Yen and Bac Ninh. Da Nang is also showing stronger primary-market activity, supported by limited prime coastal supply. Outlook Vietnam’s next property cycle is expected to favour patience and careful asset selection rather than short-term speculation. With average gross rental yields near 3.85%, investment returns will depend increasingly on infrastructure-led capital appreciation. Legally clear projects with strong connectivity and genuine end-user demand should remain best positioned, particularly for buyers with sufficient holding power and a multi-year investment horizon. Download to see insights from other country marketsDownload
Ready to get started?
Get in touch now.