Negotiator ∙ Dreammakerz
Felix
REN44487
Negotiator ∙ Dreammakerz
Felix
REN44487
About Felix
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.
373 properties on sale
4 properties on rent
Contact Felix
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Felix's Service Locations
Felix's Service Locations
My Listings
Taman Kota Masai 2 Sty Terrace,Eco Tropics,Pasir Gudang,Bumi Lot
eco tropics
€ 107,800
Listed on March 9, 2026
Taman Sri Putri 2 Sty Terrace Endlot,Jalan Putri,Kulai,Unblock,Full Loan,Renovated
kulai
€ 126,773
Listed on July 31, 2026
Taman Puteri Wangsa 1 Sty Terrace,Jalan Lembing,Ulu Tiram,Renovated
ulu tiram
€ 102,410
Listed on July 28, 2026
Taman Skudai Baru 2 Sty Terrace,Jalan Hang Kasturi,Skudai,Renovated
skudai
€ 150,489
Listed on June 30, 2026
Bandar Bestari Perdana 2 Sty Terrace,Jalan Ixora,Pasir Gudang,Renovated
pasir gudang
€ 92,277
Listed on September 9, 2026
Taman Nusa Bayu 2 Sty Terrace,Iskandar Puteri,Gelang Patah,Renovated
gelang patah
€ 143,590
Listed on March 25, 2026
Bandar Bukit Mahkota 2 Sty Cluster,Bangi,Selangor,Kajang,Renovated
selangor
€ 114,268
Listed on March 14, 2026
Permas Jaya Low Cost Flat,Masai,Johor Bahru,Level 5,Gng
permas jaya
€ 36,221
Listed on July 8, 2026
Taman Teratai Single Storey Big Corner Lot,Skudai,Johor Bahru,Extend
skudai
€ 169,893
Listed on August 25, 2026
Taman Impian Emas 2 Sty Terrace,Skudai,Renovated,Unblock,Johor Bahru
skudai
€ 157,388
Listed on July 28, 2026
Taman Universiti 1 Sty Terrace,Jalan Kemuliaan,Skudai,Renovated,Bumi Lot
skudai
€ 102,841
Listed on April 20, 2026
Taman Scientex 2.5 Sty Terrace,Jalan Scientex,Kelapa Sawit,Bumi Lot
kulai
€ 83,653
Listed on September 3, 2026
Taman Pulai Mutiara 2.5 Sty Terrace,Johor Bahru,Skudai,Kangkar Pulai
kangkar pulai
€ 126,773
Listed on March 19, 2026
Taman Universiti 1 Sty Corner Lot,Jalan Kemuliaan,Skudai,Renovated,Extend
skudai
€ 156,957
Listed on September 8, 2026
Taman Setia Indah 2 Sty Terrace,Jalan Setia,Precinct 10,Original,Gng
johor bahru
€ 150,489
Listed on March 31, 2026
Taman Desa Cemerlang 2 Sty Terrace,Jalan Ara,Ulu Tiram,Renovated
ulu tiram
€ 109,525
Listed on April 13, 2026
Taman Mutiara Rini 1 Sty Terrace,Jalan Bakti,Skudai,Renovated,Unblock
skudai
€ 122,892
Listed on September 27, 2026
Taman Air Biru 2 Sty Low Cost,Pasir Gudang,Johor Bahru,Renovated
pasir gudang
€ 72,873
Listed on August 12, 2026
Taman Johor Single Storey Terrace,Jalan Panti,Johor Bahru,Renovated,Extend
johor bahru
€ 113,837
Listed on April 30, 2026
Taman Skudai Baru 2 Sty Low Cost,Jalan Hang Tuah,Skudai,Renovated
skudai
€ 96,589
Listed on July 17, 2026
Taman Tampoi Utama Medium Cost,Jalan Titiwangsa,Johor Bahru,Renovated
tampoi
€ 47,432
Listed on July 15, 2026
Horizon Residence,High Floor,Renovated,Bukit Indah,Gelang Patah,Full Loan
iskandar puteri
€ 111,681
Listed on August 17, 2026
Taman Puteri Wangsa 2 Sty Terrace,Jalan Jenawi,Ulu Tiram,Renovated
ulu tiram
€ 137,553
Listed on April 14, 2026
Bandar Selesa Jaya Low Cost Flat,Skudai,Level 1,Renovated,Full Loan
skudai
€ 47,001
Listed on September 26, 2026
Taman Teratai Single Storey Low Cost,Jalan Lumpit,Skudai,Renovated
skudai
€ 91,630
Listed on July 5, 2026
Palazio Apartment,High Floor,Pool View,Full Loan,Taman Mount Austin
johor bahru
€ 94,433
Listed on March 11, 2026
Austin Residence 1.5 Sty Terrace,Taman Mount Austin,Johor Bahru,Gng
johor bahru
€ 146,177
Listed on July 29, 2026
Kota Masai 2 Sty Low Cost,Jalan Duku,Pasir Gudang,Renovated,Extend
pasir gudang
€ 77,185
Listed on April 15, 2026
Bandar Tiram 2 Sty Terrace,Jalan Tiram,Ulu Tiram,Renovated,Full Loan
ulu tiram
€ 122,461
Listed on August 26, 2026
Taman Kota Masai 2 Sty Terrace,Full Loan,Bumi Lot,Jalan Jambu,Pasir Gudang
masai
€ 100,901
Listed on September 8, 2026
Taman Sri Putri Double Storey Terrace,Jalan Gangsa,Skudai,Renovated
skudai
€ 131,085
Listed on April 21, 2026
Taman Putri Kulai 1 Sty Terrace,Jalan Sri Putri,Kulai,Renovated,Unblock View
kulai
€ 100,901
Listed on September 11, 2026
Taman Mount Austin 2 Sty Low Cost Corner,Mutiara Emas,Johor Bahru,Renovated
johor bahru
€ 131,085
Listed on March 31, 2026
Larkin Residences Fasa 2,Jalan Dato Jaafar,Johor Bahru,Renovation
johor bahru
€ 103,488
Listed on April 30, 2026
Kempas Baru 1 Sty Bungalow,Jalan Banjaran,Johor Bahru,Renovated
kempas baru
€ 118,580
Listed on March 25, 2026
Taman Abad 1 Sty Terrace,Century Garden,Ksl Mall,Johor Bahru,Jb Town
johor bahru
€ 194,040
Listed on July 31, 2026
Taman Wawasan Kelapa Sawit 1 Sty Terrace,Jalan Merpati,Kulai,Renovated
kulai
€ 90,121
Listed on April 18, 2026
Taman Pulai Indah 2 Sty Terrace,Renovated,Unblock View,Skudai
skudai
€ 136,906
Listed on September 27, 2026
Puteri Wangsa 2 Sty Low Cost,Jalan Lading,Ulu Tiram,Renovated,Extend
ulu tiram
€ 81,497
Listed on August 15, 2026
Taman Rinting 2 Sty Low Cost Endlot,Jalan Geharu,Masai,Renovated,Extend
masai
€ 98,745
Listed on April 15, 2026
Setia Tropika 2 Sty Terrace,Erica Green,Johor Bahru,Renovated,Gng,Furnished
johor bahru
€ 183,260
Listed on September 14, 2026
Taman Pulai Utama 2 Sty Terrace,Jalan Pulai,Skudai,Renovated,Bumi Lot
pulai utama
€ 129,360
Listed on June 25, 2026
Taman Universiti 1 Sty Low Cost,Jalan Kejayaan,Skudai,Renovated
skudai
€ 85,809
Listed on September 10, 2026
Bandar Baru Uda 2 Sty Terrace,Jalan Padi Mahsuri,Johor Bahru,Renovated
tampoi
€ 128,929
Listed on April 21, 2026
Taman Senai Utama Single Storey Terrace,Renovated,Senai,Kulai
senai
€ 94,433
Listed on April 20, 2026
Larkin 1 Sty Bungalow,Jb Town,Jalan Tani,Johor Bahru,Renovated,Extend
johor bahru
€ 165,581
Listed on August 29, 2026
Taman Teratai Double Storey Terrace,Sri Pulai,Skudai,Meranti,Renovated
skudai
€ 133,241
Listed on April 18, 2026
Taman Mutiara Rini 2 Sty Terrace,Jalan Bakti,Skudai,Renovated,Unblock
mutiara rini
€ 146,608
Listed on April 3, 2026
Taman Kobena 2 Sty Terrace,Bumi Lot,Jalan Subang,Tampoi,Johor Bahru
johor bahru
€ 106,722
Listed on September 8, 2026
Baiduri Perling Low Cost Flat,Jalan Perkaka,Johor Bahru,Renovated
taman baiduri perling
€ 42,689
Listed on March 10, 2026
Taman Ungku Tun Aminah 1 Sty Terrace,Jalan Nakhoda,Skudai,Renovated
tun aminah
€ 125,048
Listed on April 4, 2026
Idaman Resident Service Apartment,Nusa Indah,Iskandar Puteri,Level 7
gelang patah
€ 126,773
Listed on March 22, 2026
Idaman Senibong Apartment,Bumi Lot,Renovated,Bayu Senibong,Permas Jaya,Masai
masai
€ 84,084
Listed on September 17, 2026
Bandar Putra Kulai 2 Sty Terrace,Jalan Kasawari,Kulai,Renovated,Unblock
kulai
€ 126,773
Listed on June 10, 2026
Bestari Indah 2 Sty Terrace,Puteri Wangsa,Ulu Tiram,Renovated,Full Loan
ulu tiram
€ 120,305
Listed on September 10, 2026
Taman Kota Masai 2 Sty Low Cost,Renovated,Extend,Jalan Tembikai,Full Loan
masai
€ 75,029
Listed on July 31, 2026
Villa Hijauan Townhouse,Duplex,Skudai,Full Loan,Cash Out,Selesa Jaya
skudai
€ 68,992
Listed on April 2, 2026
Cahaya Masai 2 Sty Meiudm Cost,Jalan Berlian,Pasir Gudang,Renovated
pasir gudang
€ 75,460
Listed on April 13, 2026
Denai Nusantara Apartment,Gelang Patah,Full Loan,Low Floor,Rmmj
gelang patah
€ 77,185
Listed on August 26, 2026
Taman Rinting 1 Sty Endlot,Jalan Tembusu,Masai,Renovated,Extend
masai
€ 126,773
Listed on August 21, 2026
Taman Universiti Single Storey Endlot,Jalan Kemajuan,Skudai,Renovated
skudai
€ 109,525
Listed on August 20, 2026
Taman Universiti 1 Sty Terrace,Jalan Pertanian,Skudai,Renovated,Extend
skudai
€ 109,956
Listed on September 4, 2026
Bandar Baru Uda 1 Sty Terrace,Jalan Padi,Johor Bahru,Renovated,Bumi Lot
johor bahru
€ 118,580
Listed on April 20, 2026
Taman Damai Jaya 2 Sty Low Cost,Jalan Makmur,Skudai,Renovated,Extend
skudai
€ 90,552
Listed on September 5, 2026
Taman Mutiara Rini 2 Sty Semi D,Jalan Bestari,Skudai,Rmmj,Johor Bahru
skudai
€ 133,672
Listed on August 25, 2026
Bandar Putra Kulai Single Storey Corner Lot,Jalan Terkukur,Kulai,Senai
kulai
€ 125,048
Listed on March 30, 2026
Taman Ungku Tun Aminah 1 Sty Terrace,Jalan Pahlawan,Skudai,Renovated
skudai
€ 122,461
Listed on April 17, 2026
Ulu Tiram Rumah Pangsa,Taman Bukit Tropika,Low Cost,Level 1
ulu tiram
€ 45,276
Listed on July 27, 2026
Nusa Bestari Residency 2 Sty Terrace,Jalan Nb,Skudai,Gng,Renovated
skudai
€ 169,893
Listed on July 21, 2026
Pangsapuri Jasa,Taman Mutiara Rini Low Cost Flat,Renovated,Skudai
skudai
€ 49,588
Listed on July 29, 2026
Taman Sri Skudai Single Storey Terrace,Jalan Emas,Skudai,Renovated
skudai
€ 103,057
Listed on August 6, 2026
Taman Pulai Indah 2 Sty Medium Cost,Renovated,Kangkar Pulai,Skudai
skudai
€ 86,240
Listed on July 31, 2026
Taman Daya 2 Sty Low Cost,Jalan Pinang,Johor Bahru,Renovated,Extend
johor bahru
€ 100,901
Listed on August 12, 2026
Taman Air Biru Double Storey Semi D,Pasir Gudang,Renovated,Extend
pasir gudang
€ 128,929
Listed on August 7, 2026
Taman Bukit Indah 2 Sty Endlot,Iskandar Puteri,Johor Bahru,Renovated
bukit indah
€ 184,338
Listed on March 12, 2026
Taman Skudai Baru 1 Sty Terrace,Jalan Hang Lekiu,Skudai,Renovated,Bumi Lot
6,jalan hang lekiu 11
€ 120,305
Listed on February 25, 2026
Taman Johor Jaya 1 Sty Terrace,Jalan Dedap,Johor Bahru,Renovated
johor bahru
€ 126,773
Listed on July 17, 2026
Taman Bukit Mewah 2 Sty Corner Lot,Medium Cost,Johor Bahru,Renovated
skudai
€ 107,800
Listed on September 13, 2026
Taman Senai Utama Single Storey Terrace,Senai,Renovated,Johor Bahru
senai utama
€ 105,213
Listed on March 12, 2026
One 49 Residence,High Floor,Johor Bahru,Blok A,Jb Town,Ciq
johor bahru
€ 103,488
Listed on April 4, 2026
Taman Aman 2 Sty Low Cost,Jalan Bunga Dahlia,Senai,Renovated,Kulai
senai
€ 75,029
Listed on September 11, 2026
Damansara Aliff 2 Sty Terrace,Gng,Renovated,Johor Bahru,Tampoi,Skudai
skudai
€ 163,425
Listed on July 25, 2026
Taman Seri Paya 1 Sty Terrace,Jalan Selar,Kluang,Bumi Lot,Original
seri paya
€ 47,432
Listed on April 9, 2026
Taman Megah Ria 2 Sty Low Cost,Jalan Bayan,Masai,Full Loan,Extend
masai
€ 77,616
Listed on July 17, 2026
Taman Sri Pulai 1 Sty Low Cost,Jalan Pakis,Kangkar Pulai,Renovated
skudai
€ 86,024
Listed on March 25, 2026
Bandar Baru Permas Jaya Double Storey Low Cost,Original,Johor Bahru
permas jaya
€ 79,341
Listed on February 26, 2026
Taman Pulai Utama 2 Sty Terrace,Jalan Pulai,Skudai,Renovated,Extend
skudai
€ 128,929
Listed on July 24, 2026
Taman Desa Jaya 2 Sty Low Cost,Jalan Danau,Johor Bahru,Renovated
johor bahru
Listed on September 2, 2026
Taman Johor Jaya 2 Sty Shop Lot,Jalan Teratai,Johor Bahru,1st Floor
johor jaya
€ 323
Listed on August 10, 2026
Taman Cendana Low Cost Flat,Ground Floor,Pasir Gudang,Renovated
pasir gudang
€ 53,469
Listed on September 13, 2026
Taman Rinting Balau Low Cost Flat,Renovated,Level 1,Pasir Gudang
taman rinting
€ 53,469
Listed on September 13, 2026
Taman Kota Masai 2 Storey Medium Cost Corner Lot,Renovated,Full Loan
masai
€ 97,020
Listed on September 11, 2026
Taman Universiti 1 Sty Terrace,Jalan Kemuliaan,Skudai,Renovated
skudai
€ 105,213
Listed on August 25, 2026
Taman Damai Jaya 2 Sty Low Cost,Jalan Makmur,Skudai,Renovated,Extend
skudai
€ 88,396
Listed on July 20, 2026
Taman Rinting 1 Sty Endlot,Jalan Geharu,Masai,Renovated,Full Loan
masai
€ 122,892
Listed on August 15, 2026
Taman Perling 1 Sty Terrace,Jalan Camar,Tampoi,Skudai,Renovated,Extend
perling
€ 144,021
Listed on March 31, 2026
Taman Scientex 2.5 Storey Terrace,Jalan Tiong,Pasir Gudang,Renovated
pasir gudang
€ 98,745
Listed on April 17, 2026
Bandar Putra Single Storey Terrace,Jalan Tiong,Kulai,Renovated,Extend
kulai
€ 105,213
Listed on July 18, 2026
Taman Sutera Double Storey Corner Lot,Jalan Sutra,Saleng,Renovated,Kulai
kulai
€ 111,681
Listed on August 20, 2026
Taman Kota Masai 1 Sty Terrace,Jalan Bacang,Pasir Gudang,Renovated
ktoa masai
€ 100,254
Listed on March 11, 2026
Taman Molek 1.5 Storey Terrace,Johor Bahru,Renovated,Gng,Jalan Molek
johor bahru
€ 123,970
Listed on September 24, 2026
Taman Mutiara Utama 2 Sty Terrace,Skudai Precinct 2,Unblock View
skudai
€ 165,581
Listed on April 14, 2026
Permas Jaya Double Storey Low Cost,Renovated,Extend,Johor Bahru
permas jaya
€ 85,809
Listed on March 27, 2026
Bandar Seri Alam Double Storey Terrace,Jalan Bukit,Pasir Gudang,Renovated
pasir gudang
€ 122,461
Listed on April 21, 2026
Taman Pulai Mutiara 2 Sty Endlot with Land,Bare Unit,Johor Bahru
pulai mutiara
€ 136,906
Listed on March 6, 2026
Taman Puteri Wangsa 2 Sty Terrace,Jalan Badik,Ulu Tiram,Renovated
ulu tiram
€ 115,993
Listed on August 25, 2026
Taman Redang Medium Cost Flat,Level 3,Molek,Johor Bahru,Harmoni Utama
johor bahru
€ 47,432
Listed on September 7, 2026
Tan Sri Yaacob Flat,Jalan Putra,Skudai,Renovated,High Floor,Unblock,Corner
skudai
€ 44,845
Listed on September 10, 2026
Taman Puteri Park 2 Sty Endlot,Jalan Puteri 2/3,Ulu Tiram,Renovated,Extend
ulu tiram
€ 159,113
Listed on April 24, 2026
Taman Putri Kulai 1 Sty Corner Lot,Renovated,Extend,Jalan Sri Putri,Kulai
kulai
€ 141,865
Listed on April 3, 2026
Taman Puteri Wangsa 1 Sty Terrace,Jalan Keris,Ulu Tiram,Renovated
ulu tiram
€ 118,149
Listed on August 21, 2026
Johor Jaya 1 Sty Terrace,Jalan Anggerik,Johor Bahru,Renovated,Extend
johor jaya
€ 126,126
Listed on July 24, 2026
Taman Johor Jaya 1 Sty Terrace,Jalan Bakawali,Johor Bahru,Renovated
johor bahru
€ 128,929
Listed on April 17, 2026
Taman Rinting 1 Sty Low Cost Shop Lot,Jalan Ketapang,Masai,Roi 4.5
rinting
€ 86,240
Listed on April 22, 2026
bandar putra kulai
jalan kenari
€ 98,745
Listed on February 26, 2026
Taman Pulai Indah Double Storey Terrace,Skudai,Unblock View,Renovated
skudai
€ 136,906
Listed on April 10, 2026
Taman Desa Kempas Low Cost Flat,,Johor Bahru,Level 4,Renovated
johor bahru
€ 40,533
Listed on April 12, 2026
Molek Ria Rmmj Apartment,Taman Molek,Johor Bahru,Renovated,High Floor
johor bahru
€ 72,873
Listed on September 26, 2026
Bandar Putra Kulai Double Storey Low Cost,Jalan Ara,Kulai,Renovated
kulai
€ 75,029
Listed on April 9, 2026
Taman Rinting 1 Sty Terrace,Masai,Pasir Gudang,Full Loan,Renovated
rinting
€ 103,488
Listed on August 5, 2026
Taman Mutiara Rini 2 Sty Corner Lot,Jalan Utama,Skudai Unblock View,Renovated
skudai
€ 269,500
Listed on September 3, 2026
Pangsapuri Sri Meranti
Persiaran Meranti, Bandar Sri Damansara
€ 47,001
Listed on February 2, 2026
Taman Tampoi Utama 3 Sty Terrace,Sri Perkasa,Johor Bahru,Unblock
tampoi
€ 141,649
Listed on August 16, 2026
Taman Bukit Tiram 2 Sty Endlot,Jalan Ledang,Ulu Tiram,Renovated,Full Loan
ulu tiram
€ 94,864
Listed on September 10, 2026
Bandar Seri Alam 2 Sty Low Cost,Jalan Suria,Masai,Renovated,Extend
jalan suria
€ 81,497
Listed on March 14, 2026
Pulai Perdana Low Cost Flat,High Floor,Skudai,Full Loan,Johor Bahru
skudai
€ 29,753
Listed on September 6, 2026
Taman Megah Medium Cost Flat,Low Floor,Pontian,Renovated,Full Loan
pontian
€ 42,689
Listed on September 8, 2026
Taman Rinting Low Cost Flat,Geharu Flat,Masai,Renovated,Level 1
masai
€ 55,625
Listed on July 31, 2026
Kota Masai 2 Sty Low Cost,Renovated,Extend,Jalan Duku,Pasir Gudang
masai
€ 77,185
Listed on March 19, 2026
Taman Pulai Mutiara 2.5 Sty Terrace,Kangkar Pulai,Johor Bahru,Gng
pulai mutiara
€ 126,773
Listed on March 7, 2026
Taman Megah Ria Double Storey Endlot,Jalan Jelatang,Masai,Original
masai
€ 142,296
Listed on August 22, 2026
Bandar Seri Alam 2 Sty Terrace,Masai,Pasir Gudang,Renovated,Extend
pasir gudang
€ 146,177
Listed on August 13, 2026
Bandar Indahpura 2 Sty Endlot,Jalan Melati,Kulai,Renovated,Medium Cost
kulai
€ 100,901
Listed on April 12, 2026
Taman Sri Skudai 1 Sty Low Cost,Jalan Emas,Skudai,Renovated,Extend
skudai
€ 90,121
Listed on June 10, 2026
Taman Desa Jaya 2 Sty Low Cost,Jalan Danau,Johor Bahru,Renovated
johor bahru
€ 92,277
Listed on September 29, 2026
Taman Bukit Kempas 2 Sty Corner Lot,Johor Bahru,Renovated,Extend
skudai
€ 150,489
Listed on September 11, 2026
Taman Pulai Hijauan 2 Sty Terrace,Jalan Pulasan,Skudai,Renovated
skudai
€ 145,530
Listed on September 24, 2026
Taman Damai Jaya 2 Sty Low Cost,Jalan Aman,Skudai,Renovated,Extend
skudai
€ 85,162
Listed on July 17, 2026
Taman Universiti 1 Sty Terrace,Jalan Penyiaran,Skudai,Renovated,Extend
skudai
€ 109,525
Listed on August 1, 2026
Bandar Selesa Jaya Low Cost Flat,Jalan Silat Lincah,Skudai,Level 4,Renovated
skudai
€ 42,689
Listed on September 22, 2026
Plentong Hijauan Utama Low Cost Flat,Jalan Bunga Teratai,Tingkat 5
ulu tiram
€ 40,533
Listed on July 9, 2026
Permas Jaya Medium Cost Flat,Level 5,Full Loan,Johor Bahru,Renovated
johor bahru
€ 51,313
Listed on September 16, 2026
Taman Sri Skudai 2 Sty Corner Lot,Renovated,Full Loan,Extend,Jalan Emas
skudai
€ 184,985
Listed on September 28, 2026
Taman Melor Low Cost Flat,Tampoi,Johor Bahru,Low Floor,Renovated
tampoi
€ 45,060
Listed on September 25, 2026
Denai Nusantara Apartment,Gelang Patah,Full Loan,Renovated,Mid Floor
iskandar puteri
€ 74,382
Listed on July 3, 2026
Taman Bukit Jaya 2 Sty Medium Cost,Endlot with Land,Jalan Denai,Ulu Tiram
bukit jaya
€ 72,873
Listed on March 16, 2026
Pangsapuri Sri Delima,Level 1,Seri Alam,Masai,Renovated,Pasir Gudang
masai
€ 47,001
Listed on April 16, 2026
Bandar Dato Onn 2 Sty Terrace,Jalan Perjiranan,Johor Bahru,Renovated
johor bahru
€ 187,141
Listed on September 24, 2026
Molek Flat,Johor Bahru,Level 3,Partial Furnished,Ciq,For Rent
johor bahru
€ 216 /month
Listed on September 29, 2026
Kota Masai 2 Sty Low Cost,Jalan Tembikai,Pasir Gudang,Renovated
pasir gudang
€ 77,616
Listed on July 15, 2026
Nusa Bayu 2 Sty Endlot,Gelang Patah,Iskandar Puteri Rmmj,Unblock View
gelang patah
€ 101,332
Listed on April 4, 2026
Taman Daya 2 Sty Low Cost,Jalan Pinang,Johor Bahru,Renovated,Extend
johor bahru
€ 92,277
Listed on April 22, 2026
Sri Pulai Perdana 2 Sty Corner Lot,Kangkar Pulai,Renovated,Extend,Skudai
skudai
€ 144,021
Listed on March 30, 2026
Bukit Indah 1 Sty Terrace,Jalan Indah,Johor Bahru,Renovated,Extend
johor bahru
€ 148,333
Listed on July 24, 2026
Taman Bukit Indah 1 Sty Terrace,Iskandar Puteri,Renovated,Nusajaya
gelang patah
€ 129,360
Listed on March 19, 2026
Taman Skudai Baru 1 Sty Terrace,Jalan Hang Jebat,Skudai,Renovated
skudai
€ 137,553
Listed on August 13, 2026
Taman Bukit Tiram 2 Sty Terrace Corner Lot,Jalan Soga,Ulu Tiram,Renovated
ulu tiram
€ 129,360
Listed on August 6, 2026
Taman Pulai Utama 1 Sty Endlot with Land,Jalan Pulai,Skudai,Full Loan
pulai utama
€ 128,929
Listed on March 13, 2026
Taman Pontian Utama Low Cost Flat,Renovated,High Floor,Full Loan
pontian
€ 34,496
Listed on September 7, 2026
Taman Desa Cemerlang 3 Sty Shop Lot,Jalan Johar,Ulu Tiram,Level 1
desa cemerlang
€ 259 /month
Listed on March 11, 2026
Taman Sri Skudai 1 Sty Low Cost,Jalan Tembaga Kuning,Skudai,Renovated
skudai
€ 92,277
Listed on August 21, 2026
Bandar Selesa Jaya Low Cost Flat,Skudai,Level 3,Renovated,Full Loan
selesa jaya
€ 36,221
Listed on April 17, 2026
Taman Ehsan Jaya 1 Sty Terrace,Jalan Ej,Johor Bahru,Renovated,Extend
johor bahru
€ 118,149
Listed on July 16, 2026
Taman Skudai Baru 2 Sty Terrace,Jalan Hang Tuah,Skudai,Renovated
skudai
€ 150,489
Listed on August 2, 2026
Taman Sri Sentosa 2 Sty Low Cost Corner Lot,Jalan Sentosa,Kulai,Renovated
kulai
€ 94,217
Listed on April 20, 2026
Taman Bukit Mutiara 2 Sty Terrace,Renovated,Johor Bahru,Dato Onn
dato onn
€ 154,801
Listed on March 19, 2026
Pangsapuri Cengal Low Cost Flat,Low Floor,Taman Putri Kulai,Level 1
kulai
€ 49,157
Listed on September 2, 2026
Taman Rinting 1 Sty Terrace,Jalan Tembusu,Masai,Bumi Lot,Renovated
masai
€ 122,461
Listed on March 24, 2026
Taman Kempas Indah 1 Sty Terrace,Renovated,Extend,Johor Bahru
kempas indah
€ 120,736
Listed on March 16, 2026
Taman Sri Skudai 1 Sty Low Cost Corner,Tembaga Kuning,Skudai,Renovated
skudai
€ 115,993
Listed on July 24, 2026
Pontian Utama Low Cost Flat,Ground Floor,Johor Bahru,Renovated
pontian
€ 45,276
Listed on July 14, 2026
Taman Melawati 2 Sty Terrace,Mutiara Rini,Skudai,Renovated,Extend
skudai
€ 161,269
Listed on September 15, 2026
Taman Bestari Indah 1 Sty Terrace,Ulu Tiram,Renovated,Bumi Lot,Unblock
ulu tiram
€ 99,176
Listed on July 16, 2026
Ungku Tun Aminah Low Cost Flat,Skudai,Ground Floor,Full Loan
skudai
€ 45,276
Listed on July 14, 2026
Tasek 64 Low Cost Flat,Jalan Tasek,Masai,Seri Alam,Megah Ria,Low Floor
masai
€ 42,689
Listed on August 11, 2026
Kangkar Pulai 2 Sty Rmmj,Jalan Pandan,Pulai Hijauan,Renovated,Extend
skudai
€ 98,745
Listed on July 6, 2026
Taman Muhibbah 2 Sty Low Cost Endlot,Jalan Jambu Bol,Kulai,Saleng,Renovated
kulai
€ 75,029
Listed on September 9, 2026
Nusa Perdana Service Apartment,Full Loan,Gelang Patah,Ground Floor
gelang patah
€ 97,020
Listed on July 31, 2026
Taman Kota Masai 2 Sty Terrace,Jalan Jambu,Pasir Gudang,Renovated
kota masai
€ 97,020
Listed on May 2, 2026
Taman Flora Height Low Cost Flat,Level 1,Corner Lot,SeriAlam,Masai
masai
€ 47,001
Listed on June 26, 2026
Taman Plentong Baru 2 Sty Low Cost Endlot,Jalan Kemboja,Masai,Renovated
masai
€ 94,433
Listed on September 5, 2026
Taman Sri Skudai 1.5 Storey Terrace,Jalan Tembaga Merah,Renovated
skudai
€ 105,213
Listed on July 21, 2026
Taman Angkasa 1 Sty Terrace,Jalan Bintang,Senai,Original Condition
senai
€ 93,786
Listed on July 20, 2026
Taman Bukit Dahlia 2 Sty Endlot,Jalan Sekuntum,Pasir Gudang,Renovated
pasir gudang
€ 103,488
Listed on August 5, 2026
Taman Bukit Mutiara Double Storey Terrace,Bandar Dato Onn,Bumi Lot
johor bahru
€ 120,736
Listed on September 11, 2026
Taman Kemas 2 Sty Terrace,Jalan Selasih,Johor Bahru,Renovated,Tampoi
johor bahru
€ 125,048
Listed on March 25, 2026
Taman Gembira 1 Sty Terrace,Jalan Riang,Tampoi,Renovated,Extend
johor bahru
€ 120,305
Listed on August 24, 2026
Bayu Puteri 2 Apartment,Level 4 with Lift,Johor Bahru,Renovated,Full Loan
johor bahru
€ 77,185
Listed on July 6, 2026
Taman Scientex Utama 2 Sty Endlot,Senai,Kulai,Johor Bahru,Full Loan
senai
€ 124,617
Listed on August 3, 2026
Bandar Baru Permas Jaya 2 Sty Low Cost,Renovated,Unblock View,Extend
permas jaya
€ 92,277
Listed on August 27, 2026
Taman Scientex 2 Sty Terrace,Jalan Kijang,Pasir Gudang,Masai,Seri Alam
pasir gudang
€ 76,538
Listed on March 30, 2026
Balau Low Cost Flat,Taman Rinting,Masai,Low Floor,Renovated,Full Loan
masai
€ 38,808
Listed on August 11, 2026
Taman Skudai Baru 2 Sty Terrace,Jalan Hang Kasturi,Skudai,Renovated
skudai
€ 152,645
Listed on April 13, 2026
Taman Molek 1.5 Sty Terrace,Gng,Johor Bahru,Unblock View,Renovated
molek
€ 135,397
Listed on April 1, 2026
Taman Utama 1 Sty Terrace Endlot,Renovated,Pekan Nenas,Jalan Utama
pekan nenas
€ 103,488
Listed on April 21, 2026
Taman Kobena 2 Sty Terrace,Jalan Subang,Tampoi,Johor Bahru,Rneovated
tampoi
€ 106,722
Listed on September 3, 2026
Taman Damai Jaya
Jalan Makmur Taman Damai Jaya
€ 78,694
Listed on February 2, 2026
Taman Sri Pulai 1 Sty Low Cost Corner Lot,Jalan Rotan,Johor Bahru,Renovated
skudai
€ 113,837
Listed on July 29, 2026
Taman Bestari Indah Single Storey Terrace,Renovated,Ulu Tiram
ulu tiram
€ 107,369
Listed on August 27, 2026
senai utama single storey terrace
senai utama
€ 94,433
Listed on March 3, 2026
Taman Abad 1 Sty Terrace,Jalan Landak Kelubi,Jb Town,Renovated,Extend
johor bahru
€ 167,737
Listed on July 21, 2026
Taman Damai Jaya 2 Sty Low Cost Endlot,Jalan Tenang,Skudai,Renovated
damai jaya
€ 92,277
Listed on March 18, 2026
Taman Impian Emas Low Cost Flat,Jalan Impian Emas,Skudai,Level 4
skudai
€ 38,808
Listed on August 22, 2026
Taman Johor Jaya 1 Sty Low Cost,Jalan Bakawali,Johor Jaya,Renovated
johor jaya
€ 92,277
Listed on April 3, 2026
Taman Megah Ria 2 Sty Low Cost,Jalan Bayan,Masai,Renovated,Extend
masai
€ 85,809
Listed on August 21, 2026
Taman Pulai Utama 2 Sty Terrace, Jalan Pulai,Johor Bahru,Renovated
pulai utama
€ 135,397
Listed on April 18, 2026
Bandar Seri Alam 1 Sty Terrace,Jalan Suria,Masai,Unblock View,Bumi Lot
seri alam
€ 113,837
Listed on March 18, 2026
Taman Dahlia Single Storey Low Cost,Tampoi,Johor Bahru,Renovated
tampoi
€ 77,616
Listed on July 29, 2026
Taman Desa Jaya 2 Sty Terrace,Jalan Lembah,Johor Bahru,Renovated
johor bahru
€ 150,489
Listed on April 20, 2026
Taman Pelangi Indah Low Cost Flat,Jalan Cantik,Level 3,Original
ulu tiram
€ 37,730
Listed on August 25, 2026
Taman Sri Skudai 1 Sty Terrace,Jalan Suasa,Skudai,Renovated,Extend
jalan suasa
€ 118,149
Listed on March 18, 2026
Pangsapuri Sri Delima Medium Cost Flat,Level 1,Seri Alam,Renovated
pasir gudang
€ 47,001
Listed on April 4, 2026
Taman Pulai Emas 1 Sty Terrace,Renovated,Johor Bahru,Full Loan,Extend
johor bahru
€ 94,433
Listed on April 22, 2026
Permas Jaya 2 Sty Low Cost Corner Lot,Unblock View,Masai,Renovated
permas jaya
€ 125,048
Listed on July 14, 2026
Bandar Seri Alam 2 Sty Terrace,Jalan Bayu,Masai,Renovated,Full Loan
pasir gudang
€ 105,213
Listed on September 15, 2026
Taman Daya Medium Cost Flat,Jalan Sagu,Johor Bahru,Level 2
johor bahru
€ 47,432
Listed on July 16, 2026
Taman Rinting 2 Sty Low Cost,Jalan Gelam,Masai,Renovated,Unblock
taman rinting
€ 85,809
Listed on March 11, 2026
Austin Regency,Jalan Austin Perdana,Taman Mount Austin,Low Floor
austin regency
€ 81,497
Listed on March 16, 2026
Scientex Kulai 2 Sty Medium Cost,Kelapa Sawit,Johor Bahru,Renovated
kulai
€ 70,070
Listed on July 21, 2026
Taman Pelangi 2 Sty Semi D,Jalan Cermat,Johor Bahru,Jb Town,Full Loan
johor bahru
€ 299,684
Listed on March 26, 2026
Taman Anggerik 2 Sty Terrace,Kempas,Johor Bahru,Renovated,Extend
johor bahru
€ 141,865
Listed on September 18, 2026
Taman Desa Skudai 1 Sty Terrace,Jalan Harmoni,Skudai,Renovated,Extend
skudai
€ 122,461
Listed on April 10, 2026
Taman Scientex 2.5 Storey Terrace,Jalan Tiong,Pasir Gudang,Renovated
pasir gudang
€ 97,020
Listed on August 27, 2026
Setia Sky 88,Jb Town,Ciq,Blok B,Low Floor,Fully Furnisehd
johor bahru
€ 625 /month
Listed on September 1, 2026
Taman Impian Emas 1.5 Storey Terrace,Skudai,Renovated,Johor Bahru
skudai
€ 150,489
Listed on April 9, 2026
Desa Cemerlang 1 Sty Terrace,Jalan Kekabu,Ulu Tiram,Renovated,Extend
ulu tiram
€ 125,048
Listed on July 18, 2026
Taman Desa Harmoni 2 Sty Low Cost,Johor Bahru,Molek,Unblock,Full Loan
molek
€ 83,653
Listed on August 14, 2026
Taman Nusantara 2 Sty Medium Cost,Gelang Patah,Renovated,Extend
nusantara
€ 115,993
Listed on March 12, 2026
Bandar Selesa Jaya 2 Sty Terrace,Jalan Silat Harimau,Skudai,Renovated
skudai
€ 150,489
Listed on August 26, 2026
Bandar Putra Kulai Single Storey Terrace,Jalan Merbuk,Kulai,Renovated
johor bahru
€ 105,213
Listed on September 13, 2026
Villa Bestari Apartment,Nusa Bestari,Skudai,Level 4,Full Loan
skudai
€ 79,341
Listed on July 21, 2026
Taman Puteri Wangsa 1 Sty Terrace,Jalan Keris,Ulu Tiram,Renovated,Extend
ulu tiram
€ 99,176
Listed on April 13, 2026
Taman Utama 2 Sty Low Cost,Jalan Utama,Pekan Nanas,Renovated,Full Loan
pekan nanas
€ 64,249
Listed on July 22, 2026
Taman Suria Kluang 1 Sty Terrace,Jalan Bidara,Kluang,Unblock View
kluang
€ 63,602
Listed on July 4, 2026
Taman Puteri Wangsa 1 Sty Terrace Endlot,Jalan Keris,Ulu Tiram,Renovated
ulu tiram
€ 118,149
Listed on August 21, 2026
Taman Universiti 1 Sty Terrace,Jalan Perubatan,Skudai,Renovated
skudai
€ 104,566
Listed on July 16, 2026
Bandar Dato Onn Pangsapuri Kasturi,Johor Bahru,Level 4,Renovated
johor bahru
€ 75,460
Listed on September 18, 2026
Taman Sri Skudai 1 Sty Terrace,Jalan Tembaga Merah,Skudai,Renovated
skudai
€ 111,681
Listed on September 23, 2026
Taman Sri Skudai 1 Sty Terrace,Jalan Emas,Skudai,Bumi Lot,Fully Renovated
skudai
€ 111,681
Listed on August 8, 2026
Taman Puteri Wangsa 1 Sty Endlot,Jalan Lading,Ulu Tiram,Renovated
ulu tiram
€ 106,722
Listed on March 27, 2026
Taman Rinting 1.5 Sty Terrace,Jalan Tembusu,Masai,Renovated,Extend
masai
€ 122,461
Listed on March 29, 2026
Pan Vistar Apartment,Permas Jaya,Johor Bahru,High Floor,Renovated
johor bahru
€ 87,965
Listed on August 20, 2026
Bandar Baru Uda 1 Sty Terrace,Jalan Padi,Johor Bahru,Bumi Lot,Renovated
johor bahru
€ 118,580
Listed on April 4, 2026
Taman Scientex Maju 2 Sty Cluster,Kulai,Unblock View,Johor Bahru
kulai
€ 168,168
Listed on September 23, 2026
Taman Desa Tebrau 2 Sty Terrace,Jalan Harmonium,Johor Bahru,Renovated
johor bahru
€ 169,893
Listed on August 29, 2026
Taman Bukit Indah 2 Sty Terrace,Jalan Indah,Garden View,Renovated,Extend
johor bahru
€ 165,581
Listed on September 18, 2026
Taman Universiti 1 Sty Low Cost,Jalan Kejayaan,Skudai,Renovated,Extend
skudai
€ 92,708
Listed on September 28, 2026
Taman Rinting 2 Sty Low Cost Endlot,Jalan Geharu,Masai,Renovated
masai
€ 98,745
Listed on April 2, 2026
Platino Apartment,Paradigm Mall,Taman Bukit Mewah,Skudai,Furnished
skudai
€ 388 /month
Listed on July 8, 2026
Taman Pelangi 2 Storey Corner Lot,Jalan Sri Pelangi,Jb Town,Renovated
johor bahru
€ 297,528
Listed on August 25, 2026
Cempaka Low Cost Flat,Kempas,Johor Bahru,Level 5,High Floor,Renovated
johor bahru
€ 49,157
Listed on September 22, 2026
Taman Daya 1 Sty Terrace Endlot,Jalan Rumbia,Johor Bahru,Bumi Lot
johor bahru
€ 121,814
Listed on September 1, 2026
Puteri Wangsa 1 Sty Corner Lot,Jalan Keris,Ulu Tiram,Original Condition
ulu tiram
€ 150,489
Listed on May 7, 2026
Taman Mas 1 Sty Terrace Endlot,Jalan Sabar,Kulai,Renovated,Bumi Lot
taman mas
€ 100,901
Listed on March 19, 2026
Taman Puteri Wangsa 1 Sty Terrace,Jalan Lembing,Ulu Tiram,Renovated
ulu tiram
€ 105,213
Listed on September 1, 2026
Desa Rakyat Perdana Low Cost Flat,Ground Floor,Pasir Gudang,Bumi Lot
pasir gudang
€ 45,276
Listed on July 29, 2026
Taman Desa Jaya 1 Sty Corner Lot,Jalan Permatang,Johor Bahru,Renovated
desa jaya
€ 137,553
Listed on March 7, 2026
Taman Jp Perdana 1 St yTerrace,Johor Bahru,Renovated,Extend,Bumi Lot
johor bahru
€ 99,176
Listed on August 27, 2026
Plentong Baru 2 Sty Terrace,Renovated,Permas Jaya,Masai,Extend
plentong baru
€ 131,085
Listed on March 11, 2026
Taman Nusantara 2 Sty Medium Cost,Jalan Nusaria,Gelang Patah,Renovated
gelang patah
€ 115,993
Listed on August 6, 2026
ungku tun aminah
blok 56 0219
€ 47,001
Listed on March 3, 2026
Taman Nora 2 Sty Low Cost,Jalan Berlian,Ulu Tiram,Renovated,Full Loan
ulu tiram
€ 77,185
Listed on September 21, 2026
Taman Desa Jaya 1 Sty Terrace,Jalan Danau,Johor Bahru,Renovated
desa jaya
€ 118,149
Listed on June 10, 2026
Taman Puteri Wangsa 2 Sty Low Cost,Jalan Lading,Ulu Tiram,Renovated
puteri wangsa
€ 79,341
Listed on April 17, 2026
Taman Rinting 2 Sty Low Cost,Jalan Gelam,Masai,Renovated,Extend
masai
€ 64,680
Listed on July 18, 2026
Taman Pulai Indah Double Storey Terrace,Johor Bahru,Skudai,Renovated
pulai indah
€ 118,149
Listed on April 18, 2026
Taman Nesa 1 Sty Low Cost,Jalan Ronggeng,Skudai,Renovated,Extend
skudai
€ 88,396
Listed on July 29, 2026
Bandar Baru Uda Double Storey Terrace,Renovated,Johor Bahru,Tampoi
skudai
€ 131,085
Listed on July 8, 2026
Ehsan Jaya Shop Apartment,Blok M,Level 2,Johor Bahru,Low Floor
ehsan jaya
€ 51,313
Listed on July 29, 2026
Taman Mutiara Rini 2 Sty Terrace,Jalan Jasa,Skudai,Renovated,Extend
skudai
€ 131,085
Listed on July 24, 2026
Taman Teratai 1 Sty Low Cost,Jalan Lumpit,Skudai,Renovated,Extend
skudai
€ 88,180
Listed on August 3, 2026
Taman Skudai Baru 1 Sty Terrace,Jalan Hang Kasturi,Skudai,Renovated,Bumi Lot
skudai
€ 103,488
Listed on July 31, 2026
Bandar Baru Uda Low Cost Flat,Susur Barli,Tampoi,Skudai,Renovated
tampoi
€ 43,120
Listed on July 30, 2026
Taman Johor Jaya 1 Sty Terrace,Jalan Keembong,Johor Bahru,Renovated,Extend
johor jaya
€ 133,241
Listed on August 31, 2026
Taman Kulai Besar 1 Sty Terrace Endlot,Jalan Jambu Laut,Kulai,Renovated
kulai
€ 94,433
Listed on August 21, 2026
Taman Desa Rahmat 1 Sty Low Cost,Jalan Kebudayaan,Tampoi,Skudai,Renovated
tampoi
€ 90,121
Listed on September 22, 2026
Taman Muhibbah 2 Sty Low Cost,Jalan Jambu Air,Kulai,Senai,Renovated
senai
€ 75,029
Listed on September 14, 2026
Tamapoi Sri Perkasa Low Cost Flat,Level 3,Skudai,Tampoi Utama,Renovated
tampoi
€ 42,042
Listed on September 5, 2026
Taman Pulai Mutiara 2 Sty Terrace,Brand New,Johor Bahru,Skudai,Erica
skudai
€ 124,617
Listed on April 17, 2026
taman johor single storey terrace
taman johor
€ 118,580
Listed on March 3, 2026
Taman Damai Jaya 2 Sty Low Cost,Renovated,Full Loan,Jalan Makmur
jalan makmur
€ 71,148
Listed on March 7, 2026
Bandar Dato Onn 2 Sty Terrace,Jalan Perjiranan,Johor Bahru,Renovated
johor bahru
€ 176,792
Listed on July 30, 2026
Taman Mawar Double Storey,Jalan Mawar,Pasir Gudang,Renovated
pasir gudang
€ 92,277
Listed on September 4, 2026
Taman Nusantara 2 Sty Medium Cost,Jalan Nusaria,Gelang Patah,Full Loan
gelang patah
€ 103,488
Listed on April 3, 2026
Kangkar Pulai Pangsapuri Kenari Low Cost Flat,Full Loan,Level 4,Skudai
skudai
€ 31,909
Listed on September 15, 2026
Taman Johor Single Storey Terrace,Jalan Panti,Johor Bahru,Renovated
johor bahru
€ 105,213
Listed on July 4, 2026
Bandar Jaya Putra 2 Sty Terrace Endlot,Bumi Lot,Unblock,Gng,Renovated
johor bahru
€ 140,140
Listed on September 25, 2026
Taman Pulai Indah Double Storey Terrace,Unblock View,Skudai,Johor Bahru
skudai
€ 120,305
Listed on August 23, 2026
Kipark Apartment,Level 5,Tampoi,Skudai,Full Loan,Bumi Lot,Johor Bahru
skudai
€ 68,992
Listed on July 8, 2026
Taman Perumahan Rakyat Lima Kedai,Skudai,Low Cost Flat,High Floor
skudai
€ 40,533
Listed on September 11, 2026
Taman Wawasan 2 Sty Low Cost,Jalan Rajawali,Kulai,Renovated,Full Loan
kulai
€ 72,873
Listed on August 28, 2026
Taman Megah Ria 2 Sty Low Cost,Jalan Bayan,Masai,Renovated
masai
€ 75,029
Listed on August 28, 2026
Taman Rinting Low Cost Flat,Jalan Ketapang,Masai,Level 5,Renovated
masai
€ 40,533
Listed on July 1, 2026
Nusa Bayu 2 Sty Medium Cost,Nusajaya,Gelang Patah,Endlot,Renovated
gelang patah
€ 107,800
Listed on July 29, 2026
Taman Muhibbah 2 Sty Low Cost,Jalan Jambu Air,Saleng,Extend
taman muhibbah
€ 60,368
Listed on March 7, 2026
Bukit Indah 2 Sty Endlot,Jalan Indah,Iskandar Puteri,Renovated,Extend
bukit indah
€ 184,985
Listed on March 29, 2026
Taman Pelangi Indah 2 Sty Corner Lot,Jalan Pesona,Ulu Tiram,Unblock
ulu tiram
€ 312,620
Listed on April 6, 2026
Taman Puncak Warisan 2 Sty Terrace,Kulai,Kota Tinggi,Brand New,Full Loan
kulai
€ 86,240
Listed on July 8, 2026
Nusantara Prima 2 Sty Endlot,Jalan Prima,Gelang Patah,Endlot,Renovated
gelang patah
€ 129,360
Listed on May 1, 2026
Pangsapuri Sri Delima Flat,Seri Alam,Pasir Gudang,Renovated,Level 3
seri alam
€ 40,964
Listed on March 30, 2026
Bandar Jaya Putra 1 Sty Terrace,Unblock,Johor Bahru,Renovated,Extend
johor bahru
€ 129,144
Listed on September 25, 2026
Taman Cahaya Masai 2 Sty Medium Cost,Jalan Berlian,Pasir Gudang,Renovated
pasir gudang
€ 81,497
Listed on August 29, 2026
Taman Nusa Bestari 2 Sty Terrace,Jalan Nb,Skudai,Renovated,Bukit Indah
nusa bestari
€ 156,957
Listed on March 19, 2026
Taman Indah 1 Sty Terrace Corner Lot,Jalan Indah,Kempas,Larkin,Renovated
skudai
€ 128,929
Listed on September 19, 2026
Taman Muhibbah 2 Sty Low Cost,Jalan Jambu Mawar,Saleng,Kulai,Renovated
kulai
€ 64,249
Listed on July 21, 2026
Pasir Gudang Double Storey Terrace,Jalan Sejambak,Johor Bahru,Renovated
pasir gudang
€ 118,149
Listed on August 13, 2026
Permas Jaya 2 Sty Low Cost,Renovated,Extend,Johor Bahru,Jalan Permas
permas jaya
€ 94,433
Listed on March 14, 2026
Taman Johor Jaya 2 Sty Low Cost Corner Lot,Jalan Keembong,Johor Bahru
johor bahru
€ 148,333
Listed on May 6, 2026
Taman Desa Jaya 2 Sty Low Cost,Jalan Permatang,Johor Bahru,Renovated
johor bahru
€ 94,433
Listed on September 21, 2026
Pulai Utama Low Cost Flat,Skudai,Johor Bahru,Level 1,Full Loan
skudai
€ 47,001
Listed on July 16, 2026
Taman Universiti 1 Sty Terrace,Jalan Kemuliaan,Skudai,Renovated,Extend
skudai
€ 107,584
Listed on July 5, 2026
Taman Bukit Jaya 2 Sty Low Cost,Jalan Denai,Ulu Tiram,Renovated
jalan denai
€ 72,873
Listed on March 16, 2026
Bandar Seri Alam 2 Sty Terrace,Jalan Bayu,Masai,Renovated,Unblock
masai
€ 144,021
Listed on July 22, 2026
Taman Skudai Baru 2 Sty Terrace,Jalan Hang Tuah,Skudai,Renovated
skudai
€ 150,489
Listed on August 6, 2026
Taman Desa Cemerlang 2 Sty Low Cost,Jalan Lanjut,Ulu Tiram,Renovated
desa cemerlang
€ 90,121
Listed on March 24, 2026
Taman Megah Ria 1.5 Sty Semi D,Jalan Api Api,Masai,Renovated,Extend
masai
€ 146,608
Listed on August 22, 2026
Persiaran Tanjung Apartment,Tampoi,Skudai,Johor Bahru,High Floor
skudai
€ 59,937
Listed on April 9, 2026
Taman Sri Saujana 2 Sty Corner Lot,Renovated,Jalan Ss,Full Loan,Extend
kota tinggi
€ 135,397
Listed on April 20, 2026
Plentong Daisi Low Cost Flat,Level 5,Renovated,Full Loan,Masai,Johor Bahru
johor bahru
€ 42,904
Listed on September 25, 2026
Kangkar Pulai Low Cost Flat,Kenari Flat,Jalan Harmoni,Skudai,Top Floor
skudai
€ 31,909
Listed on July 27, 2026
Taman Universiti 1 Sty Low Cost,Jalan Pertanian,Skudai,Renovated
taman universiti
€ 87,965
Listed on March 7, 2026
Sri Putra Apartment,Bandar Putra Kulai,Level 1,Full Loan,Ioi Mall
kulai
€ 55,625
Listed on August 25, 2026
Taman Sri Muhibbah 2 Sty Low Cost,Jalan Bunga Kertas,Kulai,Renovated
kulai
€ 78,694
Listed on April 16, 2026
Taman Cahaya Masai 2 Sty Medium Cost Corner Lot,Full Loan,Unblock
masai
€ 87,965
Listed on August 6, 2026
Taman Skudai Baru 2 Sty Terrace,Jalan Hang Kasturi,Skudai,Renovated
skudai
€ 150,489
Listed on September 2, 2026
Taman Nusa Damai 2 Sty Terrace,Jalan Riang,Pasir Gudang,Renovated
pasir gudang
€ 105,213
Listed on April 21, 2026
Bandar Seri Alam 2 Sty Low Cost,Jalan Tasek,Masai,Pasir Gudang,Renovated
masai
€ 77,616
Listed on July 21, 2026
Taman Bestari Indah 1 Sty Terrace Corner Lot,Renovated,Unblock,Ulu Tiram
ulu tiram
€ 141,865
Listed on September 3, 2026
Taman Muhibbah 2.5 Sty Terrace,Jalan Jambu,Saleng,Senai,Renovated
taman muhibbah
€ 111,681
Listed on March 30, 2026
Taman Desa Jaya Double Storey Low Cost,Renovated,Extend,Johor Bahru
desa jaya
€ 76,538
Listed on April 7, 2026
Rumah Pangsa Orkid Medium Cost Flat,Desa Cemerlang,Ulu Tiram,Level 3
desa cemerlang
€ 38,377
Listed on March 9, 2026
Tmn Sri Muhibbah 2 Sty Terrace Endlot,Jalan Bunga Kertas,Kulai Jaya
kulai
€ 90,336
Listed on July 6, 2026
Kangkar Pulai 2 Sty Corner Lot,Jalan Pulai Aman,Citrine Hills,Skudai,Gng
kangkar pulai
€ 189,728
Listed on March 8, 2026
Taman Ungku Tun Aminah 1 Sty Terrace,Jalan Laksamana,Skudai,Renovated
skudai
€ 137,553
Listed on July 17, 2026
Molek Low Cost Flat,Fully Renovated,High Floor,Johor Bahru,Jalan Molek
johor bahru
€ 38,377
Listed on March 25, 2026
Taman Perling Camar Low Cost Flat,Ground Floor,Johor Bahru,Renovated
johor bahru
€ 43,120
Listed on July 21, 2026
Bandar Putra Kulai 2 Sty Low Cost,Renovated,Jalan Cengal,Full Loan
kulai
€ 77,400
Listed on March 25, 2026
Taman Muhibbah 2 Sty Terrace,Jalan Jambu,Kulai,Renovated,Senai,Extend
kulai
€ 98,745
Listed on March 26, 2026
Taman Nusantara 2 Sty Medium,Unblock View,Gelang Patah,Renovated,Extend
iskandar puteri
€ 114,268
Listed on March 30, 2026
Taman Sri Pulai 1 Sty Low Cost,Jalan Lumpit,Skudai,Renovated,Extend
skudai
€ 75,029
Listed on September 6, 2026
Taman Seri Orkid Low Cost Flat,Skudai,Level 2,Blk B,Low Floor
skudai
€ 43,120
Listed on July 27, 2026
Flat Sri Indah,Level 2,Blok A,Tampoi,Kipmall,Plaza Angsana,Skudai
skudai
€ 49,157
Listed on August 3, 2026
Taman Scientex 2 Sty Terrace,Jalan Kedidi,Pasir Gudang,Renovated
pasir gudang
€ 75,029
Listed on July 15, 2026
Taman Pulai Indah 2 Sty Cluster,Skudai,Hazel Clavillia,Kangkar Pulai
kangkar pulai
€ 161,700
Listed on March 16, 2026
Horizon Hill - Canal Garden (North),Iskandar Puteir,Gelang Patah,Renovated
iskandar puteri
€ 258,720
Listed on August 20, 2026
Setia Eco Garden 2 Sty Medium Cost,Jalan Laman Setia,Gelang Patah
gelang patah
€ 96,589
Listed on July 20, 2026
Nusa Idaman Precint 8,Renovated,2 Sty Terrace,Gelang Patah,Extend,Gng
gelang patah
€ 204,820
Listed on July 30, 2026
puteri wangsa single storey terrace
jalan lembing
€ 108,878
Listed on March 3, 2026
Taman Sri Skudai 2 Sty Terrace,Jalan Emas,Skudai,Renovated,Extend
skudai
€ 148,333
Listed on July 22, 2026
Taman Teratai Single Storey Low Cost,Jalan Lumpit,Skudai,Kangkar Pulai
skudai
€ 78,694
Listed on April 8, 2026
Bandar Dato Onn 2 Sty Terrace,Jalan Perjiranan,Johor Bahru,Extend
dato onn
€ 189,728
Listed on March 16, 2026
Taman Nusa Damai 2 Sty Endlot,Jalan Tenteram,Pasir Gudang,Unblock View
nusa damai
€ 135,828
Listed on March 16, 2026
Taman Puteri Wangsa 2 Sty Low Cost,Jalan Lading,Ulu Tiram,Original
ulu tiram
€ 70,070
Listed on July 11, 2026
Kulai Kelapa Sawit 2 Sty Terrace,Jalan Scientex,Renovated,Bumi Lot
kulai
€ 65,758
Listed on March 12, 2026
Taman Sutra 2 Sty Corner Lot,Jalan Sutra, Saleng,Renovated,Extend,Senai
taman sutra
€ 111,681
Listed on March 7, 2026
Megah Ria Medium Cost Flat,Jalan Cenderai,Masai,Level 1,Full Loan
masai
€ 42,689
Listed on August 5, 2026
Contry Garden Central Park,Tampoi,Johor Bahru,Full Loan,High Floor
tampoi
€ 55,625
Listed on July 4, 2026
Tanjung Puteri Apartment,Pasir Gudang,Level 4,Bumi Lot,Renovated
tanjung puteri
€ 47,001
Listed on March 10, 2026
Bandar Uda Utama 2 Sty Corner Lot,Jalan Uda Utama,Perling,Skudai,Gng
skudai
€ 197,921
Listed on August 3, 2026
Taman Sri Skudai 1 Sty Semi D,Jalan Emas,Skudai,Unblock View,Renovated
sri skudai
€ 146,177
Listed on March 10, 2026
Taman Putrimas Single Storey Terrace,Simpang Renggam,Johor,Renovated
simpang renggam
€ 70,070
Listed on July 4, 2026
Taman Scientex 2 Sty Terrace,Kulai,Bumi Lot,Unblock View,Johor Bahru
kulai
€ 72,226
Listed on July 28, 2026
Bandar Seri Alam 2 Sty Low Cost,Renovated,Extend,Pasir Gudang,Jalan Tasek
masai
€ 77,616
Listed on September 8, 2026
Bandar Dato Onn 2 Sty Terrace,Jalan Permata,Johor Bahru,Brand New
johor bahru
€ 193,609
Listed on March 31, 2026
Taman Ungku Tun Aminah 2 Sty Terrace,Jalan Nakhoda,Skudai,Renovated
tun aminah
€ 159,113
Listed on March 19, 2026
Taman Sentosa 2 Sty Terrace,Jalan Benang,Johor Bahru,Renovated,Extend
taman sentosa
€ 193,609
Listed on March 9, 2026
Desa Tebrau Sri Lanang Low Cost Flat,Jalan Harmonium,Johor Bahru,Renovated
johor bahru
€ 53,469
Listed on April 28, 2026
Bandar Baru Kangkar Pulai 1 Sty Terrace,Jalan Pulai Mesra,Skudai,Renovated
johor bahru
€ 113,837
Listed on May 5, 2026
Taman Puteri Wangsa 2 Sty Medium Cost,Renovated,Jalan Lembing,Ulu Tiram
ulu tiram
€ 77,616
Listed on August 31, 2026
Taman Rinting Low Cost Flat,Balau Flat,Masai,Level 1,Pasir Gudang
masai
€ 42,904
Listed on July 20, 2026
Bandar Dato Onn 2 Sty Corner Lot,Jalan Permata,Johor Bahru,Original
dato onn
€ 280,280
Listed on April 14, 2026
Laman Tasik Panda Medium Cost Flat,Level 3,Taman Redang,Johor Bahru
johor bahru
€ 47,432
Listed on September 16, 2026
Taman Megah Ria 2 Sty Low Cost,Jalan Cenderai,Masai,Renovated,Extend
masai
€ 81,497
Listed on April 3, 2026
Taman Bukit Perdana 2 Sty Medium Cost,Renovated,Extend,Batu Pahat
batu pahat
€ 72,873
Listed on August 3, 2026
Kelapa Sawit Double Storey Terrace,Scientex,Kulai,Renovated,Extend,Bumi
kulai
€ 83,653
Listed on April 6, 2026
Taman Desa Tebrau 3 Storey Shop Lot,Jalan Harmonium,Johor Bahru
johor bahru
€ 388,080
Listed on April 15, 2026
Taman Sentosa 1 Sty Semi D,Jalan Kasa,Johor Bahru,Ciq,Original
johor bahru
€ 254,408
Listed on April 17, 2026
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Mukim 14, Kubang Semang, 14400 Seberang Perai, Penang, Malaysia
Starting from € 3,125,234
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Taman IKS Bukit Minyak
Jalan IKS Bukit Minyak Utama, Taman IKS Bukit Minyak, 14100 Simpang Ampat, Penang, Malaysia.
Starting from € 259,539
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Regalway Industrial Hub, Off Jalan Bukit Panchor, Bukit Panchor, 14100 Simpang Ampat, Penang, Malaysia.
Starting from € 1,081,234
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 € 241,213
Listed on January 23, 2026
Larger built-up area
Taman Jasa Intan (Garden Superlink)
Jalan Jasa Intan, Taman Jasa Intan, 14000 Bukit Mertajam, Penang, Malaysia
Starting from € 176,361
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 € 118,580
Listed on January 23, 2026
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Some neighbourhoods grow around a shopping mall. Others grow around a train line. Setapak's rhythm is set by something different: a 171-acre university campus on Jalan Genting Kelang. TAR UMT's Kuala Lumpur campus page states a student population of approximately 32,000. That is a lot of people who need somewhere to sleep, eat, study and catch a train. So is Setapak student accommodation a sensible investment? The honest answer: the neighbourhood gives you a strong starting point. The individual property decides the result. Key Takeaways Why students choose Setapak: TAR UMT's flagship KL campus, two nearby LRT stations, and a spread of housing and daily services. An active market: Mukim Setapak recorded 1,101 residential transactions in H1 2026, up 8.4% year on year and about 17% of KL's total (NAPIC). Lower entry prices than KL overall: the median condo/apartment price was RM409,000 in Q2 2026, against RM510,000 across Kuala Lumpur. Rents and yields: NAPIC recorded a median condo rent midpoint of RM1,900 a month, with gross yields of 4.1% to 5.0% for the middle half of schemes. Advertised rents on PropMall.my sit slightly higher, at a RM2,000 median. Gross is not net: in our worked example, a 6.0% gross yield falls to 4.0% after one vacant month and RM6,000 of costs, before loan payments. Why is Setapak student-friendly?Setapak's student appeal starts with TAR UMT and the surrounding housing and everyday services. For investors, the key question is whether a particular property meets students' budgets and daily travel needs. Campus proximity can support demand, but rent, access, condition and competing supply still shape the letting outcome. What's InsideKey TakeawaysWhy Setapak Has Such a Large Student PopulationWhere Do Setapak's Students Actually Live?What Makes Setapak Suitable for Student Rentals?Does Student Demand Make Setapak Attractive to Property Investors?What Does the Rental Data Tell Us?What Kind of Setapak Property Works Better for Student Rental?Student Rental Is Not Passive Income: What Investors Should Watch Out For8. Is Setapak Worth Considering for Student Accommodation Investment in 2026?Frequently Asked Questions Why Setapak Has Such a Large Student Population a. TAR UMT anchors the student community Tunku Abdul Rahman University of Management and Technology (TAR UMT) has been in Setapak since the 1970s. Its KL campus is the university's flagship, with five branch campuses elsewhere in Malaysia. A quick clarification, because it trips people up: TAR UMT is not UTAR. UTAR is a separate university. This article focuses on TAR UMT's Setapak campus. TAR UMT describes its KL campus as having approximately 32,000 students, located between two LRT stations (TAR UMT, n.d.). Treat that as the university's published figure, not a verified 2026 census. b. On-campus and off-campus accommodation serve different needs TAR UMT's Department of Student Affairs describes hostel capacity for 2,000 students (TAR UMT Department of Student Affairs, n.d.). Everyone else commutes, lives with family, or rents nearby. Here is where many investor pitches go wrong. You cannot subtract hostel beds from enrolment and call the difference "unmet rental demand". Some students live at home in the Klang Valley. Others already have a room. Enrolment tells you the size of the community, not the size of the rental gap. Where Do Setapak's Students Actually Live? a. Compare housing clusters by access, not just address "Near TAR UMT" covers a lot of ground. A unit that looks close on a map can sit behind a highway, a steep hill or a long detour to the nearest gate. Students weigh the actual route to class far more than the postcode. So should you. The areas below are worth comparing. The rent and yield figures come from NAPIC's H1 2026 data; they are not a ranking of where most students live. Area or developmentProperty type in NAPIC dataRent, H1 2026 (RM/month)Gross yieldVerified campus accessInvestor considerationTaman Bunga RayaSingle- and double-storey terracesRM1,500 to RM1,700 (single-storey)3.7% (single-storey), 2.3% (double-storey)About 500 m on foot via Jalan Malinja 2, roughly 7 min walk. Checked on Google Maps, 29 Sep 2026.Older landed stock; check condition and letting rulesDanau Kota, off Jalan Genting Klang (e.g. Parcel A5 @ PV21)Serviced apartmentRM1,350 to RM1,5504.0%By car, 2.8 km via Jalan Genting Kelang, 8–9 min. By bus, route 250, about 18 min door to door including walking. Checked on Google Maps, 29 Sep 2026.NAPIC classifies serviced apartments as commercial; check title, charges and billingPlatinum Hill and Platinum Lake PV condos (11 schemes)CondominiumRM1,200 to RM2,9003.2% to 5.6%By car, 3.1 km via Jalan Genting Kelang, 9–10 min. By bus, route 250, about 22 min door to door including walking. Checked on Google Maps, 29 Sep 2026.Wide spread between schemes; compare block by blockWangsa Maju, adjacent (e.g. Wangsa Metroview)Apartment/condominiumRM1,400 to RM1,7004.1%By car, 3.3–3.5 km via Jalan 1/27a, 9–10 min. On foot, 2.0 km, about 28 min. By bus, routes 250 and T250, about 33 min. Checked on Google Maps, 29 Sep 2026.A different area with its own tenant mix; do not treat as Setapak Source: NAPIC, Jadual Harga dan Sewa WP Kuala Lumpur H1 2026, Tables 1.3 and 1.7. Rents are Jan to Jun 2026 ranges; yields are NAPIC's average gross yield per scheme. b. Room rental and whole-unit rental suit different arrangements Student housing around Setapak usually comes in three forms: Shared room: two or more tenants in one bedroom. Lowest cost per person, least privacy. Private room: one tenant per bedroom, shared kitchen and bathrooms. Entire unit: one tenancy for the whole home, often taken by a group of friends. Listing platform SPEEDHOME describes rooms as the most popular choice among TAR UMT students, while whole units tend to go to working tenants who commute by LRT (SPEEDHOME, 2026). Neither model always earns more, as Sections 4 and 5 show. Considering a property near TAR UMT? Ask IQI to help compare campus access, recent rental evidence and ownership costs for your shortlist. What Makes Setapak Suitable for Student Rentals? Think of a student's week as a loop: home, class, food, groceries, study, home again. The shorter and cheaper that loop, the more attractive the neighborhood. a. Proximity to universities TAR UMT is the main education anchor. Distance matters, but straight-line distance can mislead. A condo that looks 800 metres away on a map may be a 20-minute walk if the only footpath loops around a main road. Measure door to campus gate, using the route students actually take. b. Public transport and the last part of the journey TAR UMT says its KL campus sits between two LRT stations. These are generally identified as Wangsa Maju and Taman Melati on the LRT Kelana Jaya Line. Rail access helps students reach the rest of the Klang Valley, including KL City Center. The weak spot is usually the last stretch between station and front door. Factor in waiting time, the walk from the stop, and whether the path is sheltered and well lit. Not every Setapak development is walkable to rail or campus. c. Food and daily living costs Students are budget-conscious, and Setapak's mix of kopitiams, mamak stalls, food courts and mall outlets gives them plenty of options at different price points. For investors, this matters indirectly. When daily living costs stay manageable, students have more room in their budget for rent. d. Shopping and everyday amenities Setapak Central, formerly KL Festival City, sits along Jalan Genting Klang in Danau Kota and has long been popular with students and families from nearby colleges. Wangsa Walk Mall is also close to campus. Beyond malls, check what students use weekly: laundry, pharmacies, grocery stores and quiet study spaces within a practical walk. e. A variety of rental properties Setapak's housing ranges from low-cost flats and older terraces to newer condominiums, including many PV-branded developments by Platinum Victory. Condos and apartments made up 582 of Mukim Setapak's 1,101 residential deals in H1 2026 (NAPIC, 2026a). That variety is useful, but it complicates comparisons. Compare like with like: a furnished private room in a new condo is not the same product as a shared room in a 30-year-old flat. Does Student Demand Make Setapak Attractive to Property Investors? This is the question most readers came for. The neighbourhood gives you a steady flow of potential tenants. Whether that flow reaches your unit is a separate question. Is Setapak suitable for student-rental investment?Setapak is worth researching for student rentals, but a large university population does not guarantee occupancy or returns. Compare achieved rents, purchase costs, the route to campus, tenant turnover and building rules. Assess each property using a realistic allowance for vacancy, repairs and management. a. A recurring tenant pool still needs property-level evidence Universities run on intake cycles. New students arrive, graduates leave, and a fresh group starts searching. That creates a recurring tenant pool, not a guaranteed one. Three things separate a busy listing from a profitable one: Competing supply. PropertyGuru showed 973 condos listed for rent in Setapak in August 2026, and Mudah showed 962 apartments and condos in September 2026. Your unit competes with all of them. Inquiries versus signed tenancies. Twenty WhatsApp messages do not equal one signed agreement. Retention. Students who renew for a second year save you a re-letting cycle. b. Room rental versus whole-unit rental Letting by the room can look more lucrative on paper. It also asks far more of the owner. Here is how the two models compare: FactorRoom rentalWhole-unit rentalIncome potentialCan be higher in total, if rooms stay filledOne rent figure, simpler to forecastVacancy exposurePartial: one empty room reduces incomeAll or nothing: an empty unit earns zeroFurnishingUsually fully furnished per roomVaries from basic to fully furnishedUtilitiesOften owner-managed or split, harder to controlUsually paid by tenants directlyManagement effortHigh: multiple tenancies, disputes, turnoverLower: one agreement, one relationshipBuilding rulesCheck whether room letting is permittedStandard letting, still check house rules Always check the building's house rules before planning room letting. Some management bodies restrict it, and alterations such as partitions may need approval. c. Entry price and operating costs shape the result Setapak's entry prices are lower than Kuala Lumpur's overall. In H1 2026, 55% of Mukim Setapak's condo deals were priced between RM200,001 and RM500,000, compared with 44% across KL (NAPIC, 2026a). But rent is only half the story. The other half is everything you pay to own and run the unit: Purchase price, plus legal fees and stamp duty Furnishing for student tenants Maintenance charges and sinking fund Repairs and replacement items Management fees, if you outsource Vacant months between tenancies Before comparing units, understand the full cost of buying a property and estimate property transaction fees for your price range. If you are financing the purchase, the monthly instalment is usually your biggest recurring cost. Try a price near Setapak's RM409,000 condo median to see where you stand. Estimates for guidance only. Actual figures depend on the bank's assessment, current rates, and your full financial profile. Near campus is a start. The numbers decide the rest. An IQI property specialist can compare Setapak units on route to campus, recent rental evidence and full ownership costs, so you shortlist on evidence rather than on a map pin. Speak with an IQI property specialist → Speak with an IQI property specialist → What Does the Rental Data Tell Us? This section uses NAPIC's H1 2026 data, the official property statistics published by the National Property Information Centre under JPPH. How to read these figures: NAPIC reports by "Mukim Setapak", an administrative area wider than Setapak town. It includes Wangsa Maju, Setiawangsa, Melawati and parts of Sentul. Treat the numbers as the wider area's context, not proof of how one student rental will perform. a. How active is Setapak's property market? Indicator, H1 2026Mukim SetapakWP Kuala LumpurResidential transactions1,1016,618Change vs H1 2025+8.4%+2.4%Residential transaction valueRM531.8 millionRM6,106.6 millionCondo/apartment transactions5823,384Condo/apartment change vs H1 2025+17.3%+10.6%Median condo/apartment price, Q2 2026RM409,000 (n = 74)RM510,000 (n = 523) Source: NAPIC, Jadual Transaksi WP Kuala Lumpur H1 2026, Tables 1.5 to 1.8; NAPIC, Jadual Harga Kediaman Sukuan Tahunan Q2 2026, Table 1.0. Percentages calculated by IQI Global. Mukim Setapak accounted for about 17% of KL's residential transactions in H1 2026. Both Setapak and KL recorded fewer deals than in H2 2025, so compare like-for-like halves. For investors, an active resale market matters. It makes price evidence easier to find, and it matters again when you eventually sell. b. What rents and yields did NAPIC record? NAPIC's rental tables cover 52 condo and apartment schemes in Mukim Setapak. These are rents from NAPIC's sample, not advertised asking rents, and they cover whole units only. Condo/apartment rentals, Mukim SetapakH1 2026Rents recorded (lowest to highest)RM1,000 to RM3,500 a monthMedian rent (scheme midpoint)RM1,900 a monthMedian rent per sq ftRM1.70 a monthGross yield, middle half of schemes4.1% to 5.0% (median 4.5%)Gross yield, lowest to highest scheme1.9% to 7.2%Schemes with rents reported as stable vs H2 202546 of 52Median rent change vs H1 2025 (51 schemes in both periods)+3.2% Source: NAPIC, Jadual Harga dan Sewa WP Kuala Lumpur H1 2026 (Table 1.3) and H1 2025. Midpoints, per sq ft figures, percentiles and year-on-year changes calculated by IQI Global. Serviced apartments are excluded because NAPIC classifies them as commercial. Two readings stand out. First, most rents held steady, which suggests a settled market rather than a boom. Second, the yield spread is wide, so the scheme you pick matters more than the neighbourhood average. One caution on the year-on-year figure: NAPIC's sample can change between periods. A big swing in one scheme may reflect a different unit mix rather than a real rent move. For serviced apartments, NAPIC recorded a median rent midpoint of RM1,750 and a median gross yield of 4.0% across 13 schemes. c. How do advertised rents compare? NAPIC's figures come from its own rental sample. Portal listings show what landlords are asking, which is useful for spotting the gap between hope and reality. A snapshot of 206 whole-unit Setapak listings on PropMall.my showed a median asking rent of RM2,000 a month and an average of RM1,984. Asking rents ranged from RM600 to RM4,000. Whole-unit listingsListingsAverage asking rent (RM/month)Median asking rent (RM/month)2 bedrooms23RM1,707RM1,6003 bedrooms154RM1,966RM1,9254 bedrooms or more23RM2,628RM2,500Condominium164RM2,066n/aApartment28RM1,761n/a Source: PropMall.my Setapak rental listings, observed [date], n = 206 whole units (single rooms excluded). Asking rents, not signed tenancies. Groups with fewer than 20 listings (1-bedroom/studio, serviced residence/SOHO, flats) are not shown because the samples are too small. Two things stand out. First, three-bedroom units make up 154 of the 206 listings, about three in four. If you buy a three-bedder, that is the crowd you compete with. Second, the asking median of RM2,000 sits only about 5% above NAPIC's RM1,900 median. The samples are not identical, but the gap suggests Setapak landlords are not wildly overpricing. Advertised rents work out to about RM2.17 per sq ft on average, against NAPIC's RM1.70 median. That wider gap may reflect smaller or newer units being listed, so treat per sq ft comparisons with care. d. What about room rents? NAPIC does not track room rentals, and the listing sources disagree. That alone tells you room rents depend heavily on the room, the building and what is included. PropMall.my: 14 single-room listings averaged RM791 a month, ranging from RM550 to RM1,130. SPEEDHOME (June 2026): single rooms at around RM350 to RM500, and master bedrooms at RM800 to RM1,200 (SPEEDHOME, 2026). Here is how that plays out for a three-bedroom unit, against PropMall's RM1,925 median asking rent for a whole three-bedder: Three-bedroom scenario (asking rents)Total per monthWhole unit, PropMall medianRM1,925Three rooms at PropMall's RM791 room averageabout RM2,373One master and two single rooms, SPEEDHOME rangesRM1,500 to RM2,200 On PropMall's figures, room letting asks roughly 23% more than a whole-unit tenancy. On SPEEDHOME's, it asks about the same or less. Either way, the premium is thin once you add furnishing, owner-paid utilities, more vacancy risk and more management time. Room letting can pay, but only if you run it well and the building allows it. e. What the data cannot tell you No public source currently publishes rental enquiries, time to let, tenant demographics or the split between room and whole-unit demand in Setapak. Ask for property-level evidence, such as recent tenancy agreements, before you rely on any rent figure. f. Gross yield does not equal cash flow Gross rental yield compares annual rent with the purchase price before expenses. Cash flow reflects rent collected after operating costs and loan payments. A property can have a positive gross yield while producing negative cash flow if vacancy, costs or financing payments are high. Here is how quickly the numbers move. Illustrative example only. These are not Setapak market estimates, an IQI forecast or a financing quotation. ItemAssumption or calculationPurchase priceRM400,000Scheduled monthly whole-unit rentRM2,000Annual scheduled rentRM24,000Gross scheduled yieldRM24,000 / RM400,000 = 6.0%One month of vacancyminus RM2,000Rent collected (no arrears)RM22,000Illustrative annual operating costsminus RM6,000Operating income before financing and taxRM16,000Operating yield on purchase priceRM16,000 / RM400,000 = 4.0% The round numbers keep the maths simple. Note that a 6.0% gross yield sits above NAPIC's typical 4.1% to 5.0% range for Setapak condos, so real starting points are often lower. The RM6,000 is an assumed total, not a local cost benchmark. Loan payments, tax, acquisition costs and initial furnishing are all excluded. Add a second vacant month and operating income drops to RM14,000, or 3.5%. Every empty month costs half a percentage point in this example. For a real assessment, get the building's actual charges and understand condominium management fees before you commit. What Kind of Setapak Property Works Better for Student Rental? a. Layout, furnishings and practical access Students shop for a lifestyle, not just a bedroom count. The units that let well tend to get the basics right: Bedrooms that fit a bed, desk and wardrobe without a squeeze Enough bathrooms for the number of occupants Reliable internet, ideally fibre-ready Good ventilation and natural light A practical route to campus or the LRT For reference, the median condo in NAPIC's Setapak rental tables is around 1,090 sq ft. Three-bedroom units dominate the rental listings, so a well-laid-out three-bedder has to stand out from a crowded field. Match the layout to real tenant needs, not assumptions. b. Building condition, security features and management Parents often help choose student accommodation, and they notice different things. Access cards, guarded entrances, lighting and tidy common areas all count. Describe what you can observe. Avoid calling any building "safe" or "crime-free"; inspect, don't assume. A well-run management body also protects your investment. Ask for recent maintenance records, house rules and any planned major repairs. Setapak student-rental inspection checklist Walk or ride the actual route to the TAR UMT gate and nearest LRT Check layout, bathrooms, internet readiness and ventilation Inspect condition, furnishings and likely replacement costs Confirm maintenance charges, sinking fund and any special levies Read the house rules on room letting and alterations Compare the scheme's NAPIC rent and yield with the asking price Count competing listings in the same and nearby buildings Ask for evidence of signed rents, not just asking rents Only once a unit passes this checklist is it worth shortlisting. Proximity to a university is not, by itself, a reason to buy. Student Rental Is Not Passive Income: What Investors Should Watch Out For a. Turnover, vacancy and wear and tear Student tenancies tend to follow the academic calendar. When a group graduates, you may need to re-let several rooms at once, while nearly 1,000 other listings compete for the same tenants. Furniture takes a beating too. Budget for regular replacements, touch-up painting and occasional arrears, not just the monthly charges. b. Tenancy arrangements and building rules Use a written tenancy agreement for every arrangement, whether by room or by unit. Be clear on deposits, utilities, house rules and notice periods. Building rules vary. Get the current house rules in writing before you plan partitions, room letting or occupancy levels. 8. Is Setapak Worth Considering for Student Accommodation Investment in 2026? For the right investor, yes, Setapak deserves a place on the shortlist. The university anchor, rail access, entry prices below the KL median and steady rents in NAPIC's H1 2026 data give it genuine fundamentals. It suits investors who are prepared to compare properties on evidence, budget for turnover, and manage tenants actively or pay someone to do it. It is less suited to anyone expecting hands-off income. With typical gross yields of 4.1% to 5.0%, a high purchase price, heavy charges or long vacancies can quickly erase the margin. Start with the unit, not the neighbourhood name. Review the Malaysian home-buying process if this will be your first investment property. Frequently Asked Questions Is Setapak a good place for students? Setapak offers a university-centred setting worth considering. Suitability depends on the specific accommodation, budget, route to campus and daily needs. Check the property and commute rather than relying on the neighbourhood name. Why do university students live in Setapak? TAR UMT's flagship KL campus is the main education anchor in Setapak. Housing near campus can shorten daily travel, and two LRT stations serve the area. How many students rent locally needs current residence or leasing evidence. Is Setapak good for rental investment? It can be, where the property's price, rental evidence and operating costs fit your objectives. NAPIC's H1 2026 data shows gross yields of 4.1% to 5.0% for the middle half of condo schemes, before costs. Vacancy, competing supply, financing and management also matter. What properties are suitable for student rental? Look for practical layouts, reliable internet, study space, good condition, access and a sensible total monthly cost for tenants. Confirm the letting arrangement is allowed under the building's rules. Bedroom count alone is not enough. Does a large student population guarantee full occupancy? No. Students have different budgets and living arrangements, and PropertyGuru showed nearly 1,000 condo listings for rent in Setapak in August 2026. Current leasing outcomes, access and the unit's condition tell you more than enrolment alone. Looking at Setapak for student-rental investment? Speak with an IQI property specialist about your budget, preferred rental model and management needs, and compare suitable properties using current evidence. Leave your details below. [custom_blog_form] Continue Reading: Property Investing Strategies in Malaysia Kuala Lumpur Market Insights: Economy, Jobs and Real Estate Understanding Condo Management Fees Reference and citation: National Property Information Centre (NAPIC), JPPH. (2026a). Jadual Transaksi WP Kuala Lumpur H1 2026, Tables 1.5 to 1.8. Retrieved from https://napic.jpph.gov.my/detail-penerbitan?id=3729 National Property Information Centre (NAPIC), JPPH. (2026b). Jadual Harga dan Sewa WP Kuala Lumpur H1 2026, Tables 1.1, 1.3, 1.6 and 1.7. Retrieved from https://napic.jpph.gov.my/detail-penerbitan?id=3727 National Property Information Centre (NAPIC), JPPH. (2026c). Jadual Harga Kediaman Sukuan Tahunan Q2 2026, Table 1.0. Retrieved from https://napic.jpph.gov.my/detail-penerbitan?id=3807 National Property Information Centre (NAPIC), JPPH. (2025). Jadual Harga dan Sewa WPKL H1 2025. Retrieved from https://napic.jpph.gov.my/detail-penerbitan?id=3321 Tunku Abdul Rahman University of Management and Technology. (n.d.). TAR UMT Kuala Lumpur Campus. Retrieved September 28, 2026, from https://www.tarc.edu.my/kl/ Tunku Abdul Rahman University of Management and Technology, Department of Student Affairs. (n.d.). Accommodation. Retrieved September 28, 2026, from https://tarc.edu.my/dsa/contentsub.jsp?cat_id=1210BF6A-BE89-49AC-B823-DC729888CB71&fmenuid=DCF6BB08-61CA-4FB4-9057-18913B3987C4 SPEEDHOME. (2026, June). Rumah sewa Setapak. Retrieved from https://speedhome.com/blog/rumah-sewa-setapak/ PropMall.my. (2026). Setapak rental listings, observed [date]. Retrieved from [search URL] PropertyGuru Malaysia. (2026, August). Condo for rent in Setapak. Retrieved from https://www.propertyguru.com.my/condo-for-rent/in-setapak-op878 Mudah.my. (2026, September). Apartment and condominium for rent, Setapak. Retrieved from https://www.mudah.my/kuala-lumpur-setapak/apartment-condominium-for-rent
TL;DR 1. Penang apartments average about 5.74% gross rental yield in 2026.2. Penang Island typically returns 3% to 5.5% gross. Seberang Perai can reach 5% to 7%.3. A 5% gross yield often becomes closer to 3% net after maintenance, quit rent, insurance, repairs and vacancy.4. In premium coastal locations, net yield can fall to around 2.5% once costs and tax are included.5. Condominiums: 4% to 6%. Landed homes: 3% to 5%. Commercial and industrial: 5% to 7%.6. Penang's average house price reached RM506,616 in Q1 2026, with prices up 3.7% year on year, more than double the national pace.7. Foreign buyers face a RM1 million minimum for island condos, an 8% flat stamp duty and a state levy, all of which dilute yield. Penang is one of Malaysia's most quoted rental markets, and one of the most misread. The headline yield you see in a listing advertisement and the money that lands in your account are rarely the same number. Penang Rental Yield Guide: What You Need to KnowProperty Prices and Rental ReturnsWhat rental yield can investors expect in Penang?Rental yield estimates by Penang areaWhich property types offer better rental returns in Penang?CondominiumsLanded homesCommercial and industrial propertyWhy do rental yields differ across Penang?Gross yield is not the same as actual profitWorked example: RM500,000 condominium in PenangHow does your loan repayment compare to the rent?Should investors always choose the highest rental yield?What should investors check before buying?Can you actually get the loan for a second property?Penang rental market summaryKey takeaways In 2026, apartment rental yields in Penang average around 5.74%, with many apartments and mid-rise condominiums sitting in the 5% to 6% gross range. What you actually keep after ownership costs is a different figure entirely. Property Prices and Rental Returns Before you can judge a yield, you need to know what you are paying for it. Average property prices According to NAPIC data for Q1 2026, Penang's average house price reached RM506,616, up from RM488,467 a year earlier. The median transacted price is lower, at around RM368,700, because most deals happen well below the headline average. Penang's house price index rose 3.7% year on year, more than double Malaysia's 1.7%. Prices eased slightly, by 0.8%, compared with Q4 2025, which points to a market that is firming, not overheating. Market position Penang is Malaysia's fifth most expensive residential property market, behind Kuala Lumpur, Selangor, Sarawak and Sabah. Its average price now sits almost level with the national average of RM507,533. Property typePrice index (Q1 2026)Year-on-year changeTerrace houses204.0+5.5%High-rise (condos and apartments)229.9+3.4%Semi-detached265.0+2.7%Detached260.9-1.1%Penang overall225.9+3.7% Source: NAPIC, Q1 2026 House Price Index. Index figures track price movement over time, not actual prices in RM. Rental returns Long-term rentals on Penang Island typically return 3% to 5.5% gross, while selected mainland areas can reach 5% to 7%. Industrial hubs such as Bayan Lepas and Batu Kawan see the most consistent tenant demand. After management costs, maintenance and vacancy, net yields usually land closer to 3%, as the worked example further down shows. Short-term rentals in George Town can earn more. Some well-run units report gross yields of 6% to 9%, but they need active management and must comply with local short-term rental rules. Our short-term rental guide covers what is allowed. Keep one thing in mind: rising prices squeeze yield for new buyers. A condo bought at RM500,000 and renting at RM2,083 a month yields 5%. At RM530,000 with the same rent, it yields 4.7%. What rental yield can investors expect in Penang? Rental returns in Penang are not uniform. Properties with lower purchase prices and steady tenant demand may generate stronger yields. Expensive properties in premium neighbourhoods often produce lower rental returns, simply because the initial investment is much higher. This is what makes Penang a two-speed rental market. On Penang Island, gross rental yields are commonly around 3% to 5.5%. Prime locations such as George Town, Gurney Drive, Pulau Tikus and Tanjung Tokong command higher property prices, which places downward pressure on yield. On the mainland, selected areas may produce gross yields of around 5% to 7%, partly because property prices are generally more affordable. Rental demand there is also supported by industrial, manufacturing and employment activity. Rental yield estimates by Penang area LocationEstimated gross yieldMain rental demandBayan Lepas4.5% to 5.5%Technology, manufacturing and multinational company employeesButterworth4.5% to 6.0%Affordable housing and strong transport connectionsGelugor4.0% to 5.5%Students, university staff, healthcare workers and professionalsTanjung Tokong3.0% to 4.5%Lifestyle-oriented tenants and higher-income householdsTanjung Bungah3.0% to 4.5%Families attracted by schools and established residential areasGeorge Town heritage area4.0% to 6.0%Tourism, short-term stays and central-city demandAir Itam4.0% to 5.5%Affordable residential demandPerai4.5% to 6.0%Industrial workers and tenants seeking lower-cost housing Treat these as indicative ranges, not guaranteed returns. Actual performance depends on the individual unit, purchase price, rental rate, occupancy and operating expenses. Want the neighbourhood-level breakdown with price ranges and tenant profiles? Read our full guide to the top rental yield areas in Penang. Which property types offer better rental returns in Penang? Property type changes the yield profile as much as location does. Property typeTypical gross yieldBest suited toCondominium4% to 6%Income-focused investors near workplaces, campuses and transportLanded home3% to 5%Longer tenancies, family tenants, capital growth focusCommercial and industrial5% to 7%Investors comfortable with business-cycle and tenancy risk Condominiums Condominiums generally offer gross yields of around 4% to 6%. They can perform particularly well close to workplaces, universities, hospitals, commercial areas or transport links. Just remember that monthly maintenance charges and sinking fund contributions come straight off your return. Read our explainer on condo management fees before you budget. Landed homes Landed residential properties typically generate lower gross yields of around 3% to 5%. Their appeal comes from family tenants, larger living spaces and potentially longer tenancy periods rather than maximising monthly rental return. Commercial and industrial property Selected commercial properties, shoplots and industrial units may provide gross yields of approximately 5% to 7%. Performance here is tied more closely to business activity, surrounding employment, accessibility and the strength of the local commercial market. Why do rental yields differ across Penang? The strongest rental markets usually have one or more reliable sources of tenant demand. Employment is the biggest driver. Areas such as Bayan Lepas benefit from nearby industrial and technology employment, creating regular housing demand from working professionals. Education also plays an important role. Gelugor attracts students and staff because of its proximity to Universiti Sains Malaysia and other nearby facilities. Tourism creates a different type of rental opportunity. Central George Town can attract short-stay demand thanks to its heritage appeal and visitor activity, although short-term rental investors need to weigh occupancy fluctuations and local rules. Our short-term rental guide covers the state-level restrictions. Connectivity affects tenant choice as well. Locations with convenient access to major roads, public transport and transport hubs are generally easier to rent, particularly among commuters. Factors Driving Property Investment in Penang Tenant demand at street level comes from jobs, campuses and tourism. Behind all of that sits a bigger story: Penang is one of Malaysia's strongest economic engines. Industrial growth The continued expansion of high-tech manufacturing in Bayan Lepas supports steady housing demand from local professionals and expatriates. Penang recorded RM4.9 billion in approved manufacturing investment in Q1 2026, the second highest in the country, with about 70% from foreign investors. The state also generated about 38.1% of Malaysia's exports in 2025. Growth is spreading to the mainland too. Batu Kawan and Perai are drawing new factories, which is why Seberang Perai is increasingly seen as a yield market. Tourism and healthcare George Town's UNESCO World Heritage status, famous food scene and growing medical tourism sector all feed demand for short- and medium-term stays. Visitors coming for treatment often stay weeks, not nights. That gives furnished units near private hospitals a tenant pool that pure holiday rentals do not have. Transport and infrastructure Projects under the Penang Transport Master Plan are drawing buyer interest to areas that will gain better public transport. The biggest is the LRT Mutiara Line. The 29.5km line will link Silicon Island in the south to Komtar and across the strait to Penang Sentral, with 22 planned stations. Construction began in January 2025 and completion is targeted for December 2031. Units near future stations may see stronger demand once it opens, but that is a long-term play, not a 2026 rental boost. DriverAreas that benefit mostTenant profileIndustrial growthBayan Lepas, Batu Kawan, PeraiEngineers, technicians, expatriate staffTourism and healthcareGeorge Town, Gurney, Pulau TikusShort-stay visitors, medical tourists, digital nomadsTransport and infrastructureBayan Lepas, Sungai Nibong, Gelugor, George TownCommuters, students, young professionals Gross yield is not the same as actual profit A high advertised rental yield does not automatically mean a high investment return. Gross rental yield is calculated as: Annual rental income ÷ property purchase price × 100 For example, a RM500,000 property generating RM25,000 in annual rent produces a 5% gross rental yield. Your actual return will be lower after deducting expenses such as: Maintenance and sinking fund charges Quit rent Assessment rates Insurance Repairs Property management fees Vacancy periods Applicable taxes Worked example: RM500,000 condominium in Penang Here is the same property with realistic ownership costs applied. Line itemAnnual amountRental income (RM2,083 per month)RM25,000Maintenance and sinking fund(RM3,000)Quit rent and assessment(RM700)Fire insurance(RM300)Repairs and replacements(RM1,500)Agency fee on tenancy renewal(RM1,000)Vacancy allowance (one month)(RM2,083)Net rental incomeRM16,417Net rental yield3.28% A 5% gross yield became a 3.28% net yield, and that is before any loan interest or income tax on the rental. In more expensive coastal or premium locations, net returns can fall further still. Some properties may see net yields around 2.5% once relevant costs and taxation are included. Figures above are illustrative. Costs vary by building age, management quality, furnishing level and unit size. How does your loan repayment compare to the rent? If the property is financed, the instalment is the number that decides whether the unit is cash-flow positive. Run it before you commit. Should investors always choose the highest rental yield? Not necessarily. A property offering a lower rental yield may still be attractive if it has better long-term appreciation potential, stronger resale demand or a more established location. Yield and growth often pull in opposite directions. Areas such as Tanjung Tokong and Gurney Drive may not produce the highest rental returns because of their higher purchase prices. Buyers still value them for amenities, lifestyle appeal and long-term capital preservation. Conversely, lower-priced areas can offer stronger rental yields because the rent collected is relatively high compared with the purchase price. The better investment depends on your priority: Monthly rental income Long-term capital appreciation Lower entry cost Tenant stability Resale potential What should investors check before buying? Instead of comparing properties on headline yield alone, assess the full investment picture. Consider the realistic monthly rent, purchase price, maintenance fees, likely vacancy period, tenant profile and expected repair costs. It is also worth monitoring upcoming infrastructure, employment growth and new property supply, since these affect both rental demand and future prices. Good property management quietly protects your net yield. Keeping vacancy low, maintaining the unit properly and securing suitable tenants makes a meaningful difference to the final return. Can you actually get the loan for a second property? Investment purchases usually mean a second or third mortgage, and banks assess your debt service ratio before approving anything. Check where you stand. Property Ownership Requirements for Foreign Buyers Foreign nationals buying residential property in Penang must meet minimum purchase prices and obtain approval from the state authorities. Every extra ringgit you pay to qualify lowers your yield. Minimum purchase prices LocationStrata propertiesLanded propertiesPenang IslandRM1 millionRM3 millionSeberang Perai (Mainland)RM500,000RM1 million Thresholds for foreign individuals and companies. Different thresholds may apply to Malaysian permanent residents and MM2H participants. Confirm current rules with your lawyer and PTG Penang before committing. State approval All purchases by foreign nationals need approval from the relevant state authorities and must follow ownership regulations. Certain categories are off-limits, including: Malay Reserve Land and other state-restricted titles Low-cost, low-medium-cost and medium-cost housing Bumiputera quota units Extra costs foreign buyers pay Stamp duty: From 1 January 2026, foreigners (excluding permanent residents) pay a flat 8% stamp duty on residential transfers. State consent costs: Penang charges an application fee plus an approval levy, commonly quoted between 1.5% and 3% of the price. Financing: Banks typically lend foreigners up to around 70% of the property value. RPGT: Foreigners pay 30% Real Property Gains Tax on gains within five years, and 10% from year six onwards. How these costs affect your yield ItemAmountIsland condo purchase priceRM1,000,000Stamp duty (8%)RM80,000State levy (illustrative 3%)RM30,000State consent application feeRM10,000Total cost before legal feesRM1,120,000Annual rent at 4.5% gross on priceRM45,000Gross yield on total cost4.02% A 4.5% headline yield becomes about 4% before a single running cost is deducted. Apply the net-yield costs from earlier and it can fall well below 3%. That does not make Penang a poor choice for foreigners. It means foreign investors usually buy for capital preservation, lifestyle or long-term growth, and should model yield on total cost, not purchase price. Penang rental market summary Penang supports several different rental investment strategies. Penang Island generally suits buyers who prioritise established locations, lifestyle demand and long-term property value. Seberang Perai tends to attract investors looking for lower entry prices and stronger rental yields in industrial and employment-driven locations. Rather than simply chasing the highest percentage, compare rental income, total ownership costs, vacancy risk and future growth potential before deciding whether a property is genuinely worth buying. Key takeaways Penang apartments average around 5.74% gross rental yield in 2026. Penang Island runs 3% to 5.5% gross. Seberang Perai can reach 5% to 7%. Condominiums yield 4% to 6%, landed homes 3% to 5%, commercial and industrial 5% to 7%. A 5% gross yield commonly lands near 3% net once costs are deducted. Premium coastal properties can drop to roughly 2.5% net after expenses and tax. Employment, education, tourism and connectivity are the four demand drivers to check. Always model net yield and vacancy before comparing two properties. Penang's average house price hit RM506,616 in Q1 2026, rising 3.7% year on year.Industrial growth, tourism and healthcare, and the LRT Mutiara Line underpin long-term rental demand.Foreigners need at least RM1 million for an island condo and pay 8% stamp duty plus a state levy, so model yield on total cost. Frequently asked questions about Penang rental yield What is the average property price in Penang in 2026? Penang's average house price was RM506,616 in Q1 2026, according to NAPIC. Prices rose 3.7% year on year, more than double the national growth rate of 1.7%. What is the average rental yield in Penang in 2026? The average gross rental yield for apartments in Penang is around 5.74%. Apartments and mid-rise condominiums generally fall within the 5% to 6% range, though individual results vary widely by area and unit. What is driving property demand in Penang? The main drivers are high-tech manufacturing in Bayan Lepas and the mainland, tourism and medical tourism in George Town, and transport upgrades such as the LRT Mutiara Line, due for completion in 2031. Which Penang areas have the highest rental yields? Butterworth, Perai and the George Town heritage area sit at the upper end, with estimated gross yields of 4.5% to 6%. Bayan Lepas follows at 4.5% to 5.5%, supported by technology and manufacturing employment. What is the minimum price for foreigners to buy property in Penang? Foreigners need RM1 million for strata property and RM3 million for landed property on Penang Island. In Seberang Perai, the thresholds are RM500,000 for strata and RM1 million for landed. State approval is required.
TL;DRMalaysia Budget 2027 will be tabled on 9 October 2026, and housing affordability is already part of the government's stated agenda. The strongest property expectations center on access to financing, stamp duty relief, a possible revival of the Home Ownership Campaign, infrastructure spending, and housing reform, but these remain forecasts or proposals until Budget Day. Buyers and investors should separate confirmed priorities from pre-Budget expectations. Buying a home already means juggling deposits, loan approvals, stamp duty and enough paperwork to make a calculator nervous. Malaysia Budget 2027 matters because even a small change in financing, tax relief or housing support can change the cash a buyer needs upfront. This guide separates confirmed government direction from analyst forecasts and industry proposals, so you can see what may matter for property without mistaking pre-Budget expectations for final policy. Key Takeaways Budget 2027 will be tabled on 9 October 2026, according to the Ministry of Finance. Housing affordability is already an official focus of Budget 2027, including homeownership, rental affordability, public transport, and urban liveability. Stamp duty relief and financing support are prominent requests in the property sector, but they remain proposals ahead of Budget Day. Home Ownership Campaign support is being pushed as a way to reduce upfront costs and support transactions. Development expenditure could support construction and infrastructure, especially water, transport, flood mitigation, grid and East Malaysia projects. Property investors should also watch SST treatment, REIT taxation and foreign-buyer transaction costs. Estimated reading time: 14 minutes What You can Expect from Budget 20271. What Should Property Buyers Expect From Malaysia Budget 2027?2. Will Malaysia Budget 2027 Extend Stamp Duty Relief or Bring Back the HOC?3. What Are the Most Important Malaysia Budget 2027 Property Forecasts?4. How Could Malaysia Budget 2027 Tax Changes Affect Real Estate?5. How Could Cost-of-Living and Subsidy Policies Affect Property Buyers?6. Which Property Segments Could Benefit From Budget 2027?7. What Should Property Buyers and Investors Watch on Budget Day?8. Frequently Asked Questions (FAQs) 1. What Should Property Buyers Expect From Malaysia Budget 2027? The clearest confirmed signal is that housing affordability will stay on the policy agenda. In its 18 August 2026 Pre-Budget Statement, the Ministry of Finance said Budget 2027 would be tabled on 9 October 2026 and that it would include homeownership and rental affordability in its public consultation. a. What Has the Government Already Confirmed About Housing? For property, the official direction is straightforward: improve Malaysia's affordable housing, strengthen public transport, make urban areas more liveable and reduce regional development gaps. That creates a policy backdrop for housing even though the final incentives are not yet known. Source: The Star Housing and Local Government Minister Nga Kor Ming said a fixed RM300,000 affordable-home benchmark could not suit every market, contrasting Bukit Bintang with Kuala Krai and calling affordability a “one-size-fits-all answer” problem. b. Could First-Time Buyers Get More Help? REHDA proposed enhancing the Housing Credit Guarantee Scheme and adopting financing structures with lower early-repayment requirements, especially for young Malaysians, self-employed buyers, and people without conventional fixed incomes. Mah Sing proposed raising the threshold for selected first-home financing support from RM500,000 to RM600,000 in higher-cost urban areas, particularly the Klang Valley. If you are comparing homes while the policy details are still unsettled, IQI Global can help you explore Malaysian property options that fit your current budget rather than a hoped-for incentive. Approach IQI Now! 2. Will Malaysia Budget 2027 Extend Stamp Duty Relief or Bring Back the HOC? Stamp duty relief and a revived Home Ownership Campaign are among the most frequently requested property measures. Until Budget 2027 is tabled, buyers should plan around rules already in force rather than assume a forecast will become policy. a. What Stamp Duty Support Is Being Requested? Juwai IQI Malaysia Co-Founder and Group CEO Kashif Ansari said that the existing first-home stamp duty exemption covers the transfer instrument and loan agreement for Malaysian first homes priced up to RM500,000 and is scheduled to run through 31 December 2027. He continued to say the exemption can save up to RM11,250 on a qualifying RM500,000 purchase. On 23 September 2026, The Star reported that REHDA proposed extending stamp duty relief to homes priced above RM500,000 and up to RM1 million, with a tiered mechanism for purchases from January to December 2027. (The Star, Rehda seeks enhanced housing credit guarantee scheme) b. Could Home Ownership Campaign 3.0 Return? Mah Sing called for HOC 3.0 alongside continued stamp duty exemptions and stronger first-home financing support. REHDA's first-half 2026 survey indicates that 59% of 181 respondents had unsold completed residential units as of 30 June 2026, and REHDA proposed a targeted HOC for completed units with a Certificate of Completion and Compliance. c. What Could Stamp Duty Relief Mean for a Buyer? Juwai IQI Malaysia Co-Founder and Group CEO Kashif Ansari said that a buyer purchasing a RM500,000 first home with 90% financing could otherwise face about RM9,000 in transfer stamp duty and RM2,250 on the loan agreement if the cited exemption did not apply. 3. What Are the Most Important Malaysia Budget 2027 Property Forecasts? The safest way to interpret the Malaysia Budget 2027 forecast is to separate confirmed government direction from analyst forecasts and industry requests. A proposal can be popular and practical without being included in the final Budget. Measure or themePre-Budget statusWhy it matters to propertyComment byHousing affordabilityConfirmed government priorityHomeownership and rental affordabilityMinistry of FinanceSJKP and financing changesIndustry requestMortgage access for non-traditional incomesRehdaWider stamp duty reliefIndustry requestLower upfront acquisition costsRehdaHOC 3.0Industry requestPurchase incentives and completed stockMah SingDevelopment expenditureAnalyst forecastConstruction and infrastructure pipelineMBSB ResearchSST refinementsAnalyst forecastPotential relief from embedded business costsCIMB SecuritiesREIT tax changesIndustry requestListed-property investment treatmentThe Malaysian REIT Managers Association (MRMA)Data-led affordabilityGovernment policy directionBetter matching of housing prices and local incomesHousing and Local Government Minister Nga Kor Ming MBSB Research projected development expenditure for 2027 at RM85 billion to RM90 billion, compared with RM81 billion under Budget 2026. a. Which Expectations Have the Strongest Support? Housing affordability, access to financing, lower transaction friction, infrastructure, and more efficient housing delivery recur throughout the pre-Budget debate. Together, they address purchase prices, upfront costs, access to borrowing, and housing supply. b. Which Expectations Are More Speculative? HOC 3.0, wider stamp duty bands, specific personal tax cuts, a higher REIT gearing limit and exact spending totals remain forecasts or requests. Buyers should not stretch their budgets today on the assumption that any of them will be approved. 4. How Could Malaysia Budget 2027 Tax Changes Affect Real Estate? The main tax changes in Malaysia's Budget 2027 to watch are SST costs, personal income tax relief, stamp duty, and REIT treatment. A GST return is not the current analyst expectation covered here. a. Will GST Return in Budget 2027? Kenanga Investment Bank did not expect a GST return in Budget 2027 and instead anticipated more emphasis on SST, e-Invoicing, the Global Minimum Tax and tax administration. b. Could SST Changes Reduce Business Costs? CIMB Securities expected possible additional SST relief for production-related inputs to reduce government collections by about RM1 billion, while underlying growth could still lift SST revenue by 5.5% to RM72 billion in 2027. SST Malaysia matters to real estate because construction, logistics and business inputs sit inside the delivery chain. If embedded tax costs fall, affected companies may get some margin relief, although the final impact depends on the exemptions adopted. c. Could Income Tax Relief Help Household Finances? CIMB Securities illustrated a possible personal income tax relief scenario involving a one-percentage-point cut for chargeable income bands of RM50,001–RM70,000 and RM70,001–RM100,000, with estimated annual savings of RM200 at RM70,000 chargeable income and RM500 at RM100,000. d. What Could Budget 2027 Mean for Malaysian REIT Investors? The Malaysian REIT Managers Association was seeking the restoration of preferential withholding tax treatment and a statutory gearing limit of 60%, up from 50%. If you are comparing REIT exposure with direct property ownership, IQI Global can help you explore direct Malaysian property options without assuming any Budget proposal will pass. Approach IQI Now! 5. How Could Cost-of-Living and Subsidy Policies Affect Property Buyers? Malaysia Budget 2027 cost-of-living measures matter for housing because food, transport, childcare, healthcare, and other essentials affect how much a household can save, borrow, and comfortably repay. a. What Cost-of-Living Support Is Already in Place? The Ministry of Finance said on 18 August 2026 that the 2026 allocation for STR and SARA totaled RM15 billion, with assistance of up to RM4,600, while 22 million people were set to receive RM100 under SARA for All. b. Could Household Assistance Increase in 2027? CIMB Securities expected combined STR and SARA assistance to rise to RM17 billion in 2027. Kenanga Investment Bank also expected targeted household support to expand for middle-income and lower-income households. c. Why Do Wages Matter to Housing Affordability? Two in three Malaysian wage earners were in semi- or low-skilled occupations, with cited median wages of RM2,223 and RM1,758 respectively. 6. Which Property Segments Could Benefit From Budget 2027? The potential effects of the Malaysia Budget 2027 on the property market are most evident in residential affordability, construction, infrastructure, urban renewal, green development, and strategic growth corridors. These are areas to watch, not guaranteed winners. a. Could Construction and Infrastructure Gain? MBSB Research projected total federal expenditure of RM440.9 billion in 2027, with development expenditure of RM85 billion to RM90 billion. The same forecast highlighted the development of infrastructure, including flood mitigation, waterworks, rural roads and bridges, urban public transport, schools, hospitals, industrial infrastructure, grid connections, housing, ports, airports, and logistics facilities. Delivered infrastructure can change access, utilities and the appeal of a property location. b. What Could Budget 2027 Mean for Johor and the JS-SEZ? Knight Frank Malaysia is calling for JS-SEZ connectivity funding around Bukit Chagar and a consolidated incentive framework for the Johor-Singapore Special Economic Zone. The same commentary said that foreign purchasers face a flat 8% stamp duty nationally, while a separate remission applies within the Forest City Special Financial Zone. c. Could Green Buildings and Property Technology Get More Support? Knight Frank Malaysia commentary proposing a two- to three-year green certification pathway for qualifying new developments, paired with an extended green investment tax allowance. REHDA sought property technology incentives covering Building Information Modeling, Industrialized Building System, artificial intelligence, automation, software and equipment. 7. What Should Property Buyers and Investors Watch on Budget Day? When Budget 2027 is tabled on 9 October 2026, look past the headline allocation. Focus on whether each measure changes the economics of buying, building, owning or investing in property. Stamp duty rules — check the eligibility ceiling, buyer status, and effective period. Housing financing — look for SJKP expansion, guarantees or structures for irregular-income buyers. Home Ownership Campaign — check whether a new HOC appears and which homes qualify. Development expenditure — separate new allocations from ongoing works. Tax treatment — watch SST changes, REIT rules and transaction costs. Housing reform — look for data-led affordability, urban renewal and approval changes. a. What Matters Most to First-Time Homebuyers? For first-time property buyers, ask four questions: How much cash do I need upfront? Can I qualify for financing? Does my home fall within the incentive ceiling? Will the measure reduce only the purchase cost, or also make the monthly commitment easier? A useful property incentive should improve the numbers without encouraging overextension. Saving on stamp duty is nice; eating instant noodles by the third week because the mortgage is too high is less charming. b. What Matters Most to Property Investors? Property investors should focus on infrastructure delivery, development corridors, tax treatment, rental market rules, urban regeneration, and local demand. A large national allocation matters less than transport, utilities, jobs, and services that change a property's operating environment. c. What Should Foreign Property Investors Watch? Foreign property investors should watch transaction costs and policy consistency. Current proposals include a clearer national stamp-duty framework and more predictable treatment across special zones, but those proposals are not confirmed Budget measures. After Budget 2027 is tabled, IQI Global can help you compare Malaysian property opportunities against the final rules, rather than relying on pre-Budget speculation. Approach IQI Now! Malaysia Budget 2027 already has a clear housing-affordability mandate, but the most discussed property measures remain proposals until 9 October. Watch financing access, stamp duty, any HOC revival, development spending, infrastructure and housing reform. The real test is not how many incentives appear in the speech; it is whether the final measures reduce barriers to ownership and improve the long-term economics of housing delivery. 8. Frequently Asked Questions (FAQs) a. When will Malaysia Budget 2027 be announced? The Ministry of Finance said on 18 August 2026 that the Malaysia Budget 2027 will be tabled in Parliament on 9 October 2026. b. What are the main priorities of Malaysia Budget 2027? The Ministry of Finance's 18 August 2026 statement set out 10 Budget 2027 focus areas under the broader themes of raising national growth, improving living standards and governance reform. Housing affordability, cost-of-living support, worker welfare, investment, digitalization and resilience are among the property-relevant themes. c. Will Malaysia Budget 2027 extend the first-home stamp duty exemption? As of 23 September 2026, Budget 2027 has not yet been tabled. Continued or wider stamp duty relief has been requested, but buyers should wait for the final Budget before assuming any extension or expansion. d. Will the Home Ownership Campaign return in Budget 2027? A new Home Ownership Campaign has been proposed, including HOC 3.0 and a targeted campaign for completed residential units. It is not yet a confirmed Budget 2027 measure. e. How could Budget 2027 help first-time property buyers? Potential first-time buyer support includes stronger SJKP financing, alternative repayment structures, stamp duty relief and more locally targeted affordable-housing policies. The final combination will only be clear after Budget Day. f. What tax changes could affect property in Budget 2027? The main property tax issues to watch are SST refinements, possible personal income tax relief, stamp duty treatment and REIT withholding-tax rules. GST is not the analyst base case covered in the pre-Budget discussion. g. How could Malaysia Budget 2027 affect property investors? Property investors should watch infrastructure allocations, development corridors, REIT taxation, urban regeneration, foreign-buyer transaction costs and any housing incentives that alter demand or project economics. Planning your next move after Budget 2027? Contact IQI Global to explore Malaysian property opportunities that fit the final policy landscape and your goals. [custom_blog_form] Continue Reading How to Sell an Inherited Property in Malaysia (2026 Guide) How to Sell a Property Without Strata Title in Malaysia (2026) Tenant Refuses to Move Out in Malaysia? What Landlords Can and Cannot Legally Do 2026 References Business Today. (2026, September 8). Commentary: Knight Frank Malaysia’s Budget 2027 wishlist. Retrieved from https://www.businesstoday.com.my/2026/09/08/commentary-knight-frank-malaysias-budget-2027-wishlist/ Business Today. (2026, September 10). Budget 2027 commentary: Extend stamp duty exemption in Budget 2027. Retrieved from https://www.businesstoday.com.my/2026/09/10/budget-2027-commentary-extend-stamp-duty-exemption-in-budget-2027/ Business Today. (2026, September 11). Budget 2027 could hit record RM440.9 billion as Putrajaya balances growth, fiscal reform. Retrieved from https://www.businesstoday.com.my/2026/09/11/budget-2027-could-hit-record-rm440-9-billion-as-putrajaya-balances-growth-fiscal-reform/ Business Today. (2026, September 22). Budget 2027 preview: GST unlikely to return or any major new tax measures. Retrieved from https://www.businesstoday.com.my/2026/09/22/budget-2027-preview-gst-unlikely-to-return-or-any-major-new-tax-measures/ FMT Reporters. (2026, September 23). Budget 2027 should respond to Malaysia’s low wages, says ex-MP. Free Malaysia Today. Retrieved from https://www.freemalaysiatoday.com/category/nation/2026/09/23/budget-2027-should-respond-to-malaysia-s-low-wages-says-ex-mp Manickam, D. (2026, September 18). Budget 2027 may bring SST exemptions, income tax relief for middle-income earners — CIMB Securities. The Edge Malaysia. Retrieved fromhttps://theedgemalaysia.com/node/818483 Mardhiah, A. (2026, August 13). Budget 2027: Mah Sing seeks higher first-home financing threshold, HOC 3.0. The Malaysian Reserve. Retrieved fromhttps://themalaysianreserve.com/2026/08/13/budget-2027-mah-sing-seeks-higher-first-home-financing-threshold-hoc-3-0/ Ministry of Finance. (2026, August 18). Pre-Budget Statement 2027. Kementerian Kewangan. Retrieved from https://mof.gov.my/portal/en/news/press-release/pre-budget-statement-2027 Ooi, K. (2026, September 8). Commentary: Knight Frank Malaysia’s Budget 2027 wishlist. Business Today. Retrieved from https://www.businesstoday.com.my/2026/09/08/commentary-knight-frank-malaysias-budget-2027-wishlist/ Shahirah, S., & Rosli, Y. (2026, September 16). Budget 2027: Make low-cost housing management a federal responsibility, says property expert. Sinar Daily. Retrieved fromhttps://www.sinardaily.my/article/740812/focus/national/budget-2027-make-low-cost-housing-management-a-federal-responsibility-says-property-expert The Star. (2026, September 1). Nga: Time to rethink what makes a home 'affordable'. Retrieved from https://www.thestar.com.my/news/nation/2026/09/01/nga-time-to-rethink-what-makes-a-home-039affordable039 The Star. (2026, September 23). Rehda seeks enhanced housing credit guarantee scheme, stamp duty relief in Budget 2027. Retrieved from https://www.thestar.com.my/business/business-news/2026/09/23/rehda-seeks-enhanced-housing-credit-guarantee-scheme-stamp-duty-relief-in-budget-2027 Zakri, J. (2026, September 21). Malaysian REIT managers call for return of withholding tax relief in Budget 2027. The Edge Malaysia. Retrieved from https://theedgemalaysia.com/node/818739
Imagine your father's house is worth RM650,000. You have the keys. You have been paying the quit rent for two years. And you still cannot sell it. That is not a paperwork delay. That is the law. The moment an owner dies, the property stops being anyone's to sell and becomes part of an estate. StarProperty reported more than RM90 billion in inheritance assets sitting frozen or unclaimed in Malaysia as of September 2025. A large share of that is bricks, not bank accounts. Houses that families technically own but legally cannot touch. This guide is not another explainer on probate. It is what happens after. Who signs, what you pay, and the one decision most families get wrong. What changed in 2026 RPGT is now self-assessed. From 1 January 2026, sellers calculate their own RPGT. LHDN treats the filed return as the assessment and no longer sends a separate notice first. Smaller retention for many sellers. Since 1 January 2026, the buyer may retain the lower of 3% of the price or the seller's self-assessed RPGT, instead of a flat 3%. Small estates go fully online. Families apply to the Estate Distribution Unit through the MyLAND portal and pay an order fee of 0.2% of estate value up to RM2 million, or 0.3% from RM2 million to RM5 million. Coming in 2027: stamp duty self-assessment extends to property transfer instruments from 1 January 2027. The government tables Budget 2027 on 9 October 2026, so check for RPGT or stamp duty changes before you sign. Key Takeaways A property in a deceased owner's name stays legally frozen until the court or Land Office issues a grant or distribution order. With a will, the executor can generally sell without a separate court order. Without a will, the administrator must obtain an Order for Sale under Section 60 of the Probate and Administration Act 1959. Estates valued at RM5 million or below, where the owner died without a will, go to the Land Office as a small estate, not the High Court. For an executor, RPGT runs from the date of death. For a beneficiary, it restarts on the day the title moves into their name. The courts rarely hold up a sale. Getting every co-beneficiary to agree usually does. What this guide coversCan you sell an inherited property in Malaysia before probate?Which legal route unlocks the sale, and how long does it take?What it costs to get authorityWho can actually sign the Sale and Purchase Agreement? Should you sell from the estate, or transfer the title first?What if the heirs disagree, or the house still has a loan?How do you sell it for a fair price, not a distressed one?Frequently Asked Questions (FAQs) Can you sell an inherited property in Malaysia before probate? No. Not to a third party, and not between family members. When the registered owner dies, the title is still in a dead person's name. Nobody has the legal standing to transfer it, so no valid Sale and Purchase Agreement can be signed until the estate has a legal representative. A buyer's solicitor will spot this in the first title search and the deal stops there. The same freeze applies to refinancing, and to granting a new tenancy in the heirs' own names. Meanwhile the bills do not pause. Quit rent, assessment, maintenance fees, fire insurance, and any outstanding loan instalments keep running.If you are not sure which of these the estate owes, our guide to property taxes in Malaysia breaks down each recurring charge. Estate planning platforms see this pattern constantly. As Sampul.co's chief executive put it to StarProperty, the family home is often the asset that is hardest to reach: Real estate is usually the most valuable asset in a Malaysian household, yet without proper estate planning, it's also the most difficult to access after death. Arham MericanCo-Founder and CEO, Sampul.co, speaking to StarProperty (24 November 2025) What you can do while you wait The waiting period is not dead time. Use it: Get the death certificate and the original title or a land search if the title is missing. Request a redemption statement from the bank if there is an outstanding housing loan, and check whether MRTA or MLTA covers the balance. Get a market valuation. You will need a value for the estate application anyway, and you cannot price the house without one. Get every beneficiary aligned in writing on whether the house is being sold or kept. This is the step families skip, and it is the one that costs them a year. Keep the house insured and maintained. An empty house deteriorates fast, and that shows up directly in the price you get. Not sure which legal route your family falls under? Our full breakdown of probate, Letters of Administration, and small estate distribution walks through each one step by step. Read the probate guide → Which legal route unlocks the sale, and how long does it take? Three doors lead to a sale, and you do not get to pick. Three facts choose for you: whether there is a will, what the estate is worth, and the religion of the deceased. Your situationDocument you needWhere you applyTypical timeThere is a valid willGrant of ProbateHigh Court3 to 6 months if uncontestedNo will, estate above RM5 millionLetters of AdministrationHigh Court6 months to 2 yearsNo will, estate of RM5 million or belowSmall Estate Distribution OrderLand Office (Estate Distribution Section, JKPTG)6 to 12 months There are four doors, and you do not get to choose. Your route is decided by whether there is a will, the size of the estate, and the religion of the deceased. The RM5 million ceiling is current law. Parliament raised it from RM2 million through the Small Estates (Distribution) (Amendment) Act 2022, in force since 15 July 2024, and the same amendment scrapped the old rule that a small estate had to include land. Heirs now file online through MyLAND, the portal run by the Department of the Director General of Lands and Mines (JKPTG). That matters more than it sounds. Most family homes in the Klang Valley sit well under RM5 million, so for a family without a will, the Land Office is now the default route, not the High Court. It costs less, you do not strictly need a lawyer, and the hearing aims to record agreement among the heirs rather than settle a fight. If the deceased was Muslim The venue stays the same. What changes is the split, because faraid fixes each heir's share instead of the Distribution Act 1958. Most families obtain a sijil faraid from the Syariah Court naming every heir and their fraction, although at the Land Office the Estate Distribution Officer can calculate faraid shares directly and save the family that step. What it costs to get authority ItemIndicative costSmall estate order fee (estate up to RM2 million)0.2% of estate value (RM200 on a RM100,000 estate)Small estate order fee (estate RM2,000,001 to RM5 million)0.3% of estate valueHigh Court filing and court feesRM500 to RM2,000Solicitor's fees for probate or LACommonly quoted at 1% to 3% of estate valueValuation reportRM1,000 to RM5,000Memorandum of Transfer to a beneficiaryRM10 nominal stamp duty Regulation 18 of the Small Estates (Distribution) Regulations 1955 sets the small estate order fees, and JKPTG publishes them on its site. Lawyers' fees swing widely by firm and by how tangled the estate is. Get a written quote before you engage anyone. Pause on that RM10 figure. In an ordinary sale, the Memorandum of Transfer (Form 14A) attracts ad valorem stamp duty on a tiered scale that easily runs into five figures. See how the Memorandum of Transfer works in a normal sale for the comparison. The nominal RM10 covers only the move from the estate to the beneficiary, never a later sale to an outside buyer. Who can actually sign the Sale and Purchase Agreement? Almost nobody answers this clearly. Yet it decides whether your sale takes three months or thirteen. Holding the grant is not the same as being able to sign. Your signing power depends on whether you are an executor or an administrator, and that difference comes down to one section of one Act. You areCan you sell to a buyer?Extra step requiredExecutor named in a willYes, generallyUnder Section 60(3) of the Probate and Administration Act 1959 you may dispose of the property as you think proper, subject only to restrictions written into the will. No separate court order is normally needed.Two or more executorsYes, togetherSection 60(2) requires the concurrence of all personal representatives for any sale or transfer of immovable property.Administrator (no will)Not without the courtYou must obtain an Order for Sale from the High Court before selling. In practice the court expects a signed consent from every beneficiary, and the Land Office will reject a transfer without the order.Administrator under a small estate orderNot without the Estate Distribution UnitA subsequent application is made through MyLAND for an order permitting sale (Perintah Kebenaran Menjual) before the property can be sold to an outside buyer.Beneficiary after the title is transferredYesOnce Form 14A is registered and the title is in your name, you sell like any ordinary owner. If the title is in several names, every co-owner signs. One more step catch people out. Under Section 346 of the National Land Code, a personal representative cannot execute a Memorandum of Transfer until they have first registered themselves as the representative on the title. That registration is done at the Land Office using the extracted grant, the same document covered step by step in our probate and inheritance property guide. Skip it and the transfer instrument will not be accepted. Some Land Offices play it safe and ask executors for a court order anyway, even when the will grants a clear power of sale. Before you take a buyer's deposit, have your conveyancing lawyer confirm how the Land Office in that state actually handles it. Should you sell from the estate, or transfer the title first? This one question decides your tax bill. Most families ask it too late. Start with the good news: inheriting property triggers no tax. LHDN treats the passing of a deceased person's asset to the executor or legatee as a no gain, no loss event, deeming the disposal price equal to the acquisition price. Malaysia scrapped estate duty back in 1991. Today the transfer to a beneficiary carries a nominal RM10 stamp duty, not the usual ad valorem stamp duty rates. The tax appears only when the property is sold. And who sells it changes the maths completely. Estate sells before transferBeneficiary sells after transferRPGT acquisition dateDate of death of the deceasedDate the asset is transferred to the beneficiaryRPGT acquisition priceMarket value at the date of deathMarket value at the date of transferHolding period startsDate of deathDate the beneficiary's name is registered on the title Read that last row again. Transferring the property into your own name restarts the RPGT clock at zero. The RPGT rates that apply Disposal happensMalaysian citizen or PRNon-citizen, non-PRWithin 3 years30%30%In the 4th year20%30%In the 5th year15%30%In the 6th year and afterNil10% Schedule 5 of the Real Property Gains Tax Act 1976 sets these rates, which have applied since 1 January 2022. For the full framework, including the once-in-a-lifetime private residence exemption and e-CKHT filing on MyTax, see our complete guide to RPGT in Malaysia. Worked example: the RM650,000 house Your father passed away in March 2020. The house was worth RM520,000 then. It is worth RM650,000 today. Path A, the estate sells now. The acquisition date is March 2020, so the holding period is past five years. The disposal falls in the sixth year and the RPGT rate for a citizen disposer is nil. Tax payable: zero. Path B, the title is transferred to you in January 2026, then you sell in August 2026. Your acquisition date is January 2026 and your acquisition price resets to the market value at transfer. You have held it for seven months, so any gain falls in the 30% band. The property stays the same, but the route changes everything. One pays nothing. Be honest about the other direction Path A is not automatically better. If the property has risen sharply since the date of death, the estate carries that entire gain from the date of death, while a beneficiary's cost base resets to today's market value and wipes most of the gain out. Values also move while families wait. In August 2026, Juwai IQI's latest subsale data showed the national median price climbing 2.7% year on year to RM380,000 in Q2 2026, a third straight quarter of growth. The direction, though, depends heavily on where the house sits. Prices moved upwards in all but three of the states. They fell in Melaka and dropped marginally in Selangor, while Perak remained steady. Kashif AnsariCo-Founder and Group CEO, Juwai IQI, as reported by Bernama (18 August 2026) So, the answer is local. Two years of probate on a Penang or Kuala Lumpur home can open a five-figure gap between the date-of-death value and today's price, while a Melaka or Selangor home may have barely moved. That gap is exactly what the two paths tax differently. Run the choice on your own property's numbers, not on a national headline. This is a choice. Most families make it by accident. Run both numbers with your lawyer or tax agent before you decide the order of events, not after the title has already moved. The paperwork either way Since 1 January 2026, RPGT runs on self-assessment. In an estate sale the executor or administrator is the seller, so they calculate the tax and file electronically through e-CKHT on the MyTax portal. LHDN treats that return as the assessment itself. You wait for no separate notice, and any mistake becomes the seller's liability. Seller and buyer each have 60 days from the disposal date, usually the day both sign the Sale and Purchase Agreement. The seller files CKHT 1A, the buyer files CKHT 2A, and any exemption claim goes on CKHT 3. The buyer also remits a retention sum to LHDN. For a Malaysian citizen seller that means 3% of the price, or, since 1 January 2026, the seller's self-assessed RPGT if that figure is lower. If the disposer is a non-citizen, non-PR, the retention rises to 7%. On a Path A estate sale where the RPGT is nil, that option can release money to the family much sooner. You can deduct the agent's commission, legal fees on acquisition and disposal, stamp duty paid, valuation fees, and renovation that genuinely enhanced the value, with receipts. Individuals also receive an exemption of RM10,000 or 10% of the chargeable gain, whichever is higher. Quit rent, assessment, maintenance fees, and loan interest do not count. Our breakdown of the fees every seller pays in Malaysia shows how these costs stack up on a typical sale. Sold at a loss? You still have to file. Planning the full cost of the transaction? Our property transaction fees breakdown sets out the legal fees, stamp duty, and disbursements on both sides of a Malaysian sale. What if the heirs disagree, or the house still has a loan? In practice, the courts are rarely the thing that stalls a sale. The family is. Five blockers show up again and again. Here is what clears each one. a. One sibling refuses to sell Three siblings inherit a house. Two want the cash, one wants to keep it. Nothing moves, because an administrator needs consent to obtain an Order for Sale, and co-owners on a transferred title all have to sign the SPA. If there are multiple inheritors, any decision to sell, refinance or transfer ownership requires unanimous consent from all of them. Arham MericanCo-Founder and CEO, Sampul.co, speaking to StarProperty (24 November 2025) A single holdout, whether over price, sentiment or a family dispute, can leave a property stuck for years while everyone keeps paying the bills. There are three practical exits: Buyout: One sibling buys the others’ shares, often using a bank loan secured against the property. Estate arrangement: The family agrees during the small estate hearing that one heir gets the house while others receive different assets. Court-ordered sale: If the estate needs the property sold to clear debts, the administrator can apply for an Order for Sale. It is not automatic and can take time, so it is usually the last resort. Timing also matters. If one beneficiary transfers their share to another beneficiary within the same estate, the transfer attracts a fixed RM10 stamp duty. Once the title has been transferred into co-owners’ names, the same buyout may face full ad valorem duty. If possible, settle the transfer within the estate. b. There is still an outstanding housing loan Ask the bank for a redemption statement early. If the deceased had MRTA or MLTA coverage, the insurer may settle the balance and release the charge, which is the cleanest outcome. If not, the lawyers redeem the loan from the sale proceeds at completion, just as in any subsale, and the balance flows to the estate. c. Somebody has lodged a caveat When a disgruntled beneficiary or a creditor lodges a private caveat, registration stops dead. Clear it before you market the property, not after a buyer is already waiting. d. The property is leasehold Leasehold titles need state authority consent to transfer. That can add weeks, sometimes months. Build it into the completion period in the SPA rather than discovering it late. If you are unsure what you hold, our guide on leasehold versus freehold explains the practical differences. e. Missing title, or beneficiaries overseas Lost the issue document of title? Apply for a replacement first, because the Land Office will not register any dealing without it. Beneficiaries living abroad can still sign, although notarisation and consular attestation of their documents can add a month on its own. If a beneficiary is not a Malaysian citizen, a transfer into their name may require state consent, and several states apply minimum purchase price thresholds commonly set between RM1 million and RM2 million. Our explainer on foreign property ownership rules in Malaysia covers how state consent works. How do you sell it for a fair price, not a distressed one? By the time the legal process ends, many inherited homes have sat empty for a year or more. It shows. Buyers price what they see, not what the family remembers. Once the estate is settled, the sale follows the usual subsale process, as outlined in our complete guide to selling property in Malaysia. The difference is usually the property's condition and the buyer's confidence. Price It on Evidence, Not Sentiment The estate application may include a valuation, but that is not the same as an asking price. A valuer establishes market value. An agent can tell you what buyers in that specific block or taman are actually paying and how quickly they are moving. Use both. For broader price trends, see our Malaysian subsale price update. Be careful with headline averages. Kashif Ansari told the New Straits Times that a handful of expensive transactions can push an average sharply higher. That is why IQI's research team also looks at the median: This is why we also rely on the median price to obtain a more complete picture of the market. Kashif AnsariCo-Founder and Group CEO, Juwai IQI, as reported by the New Straits Times (18 August 2026) The lesson applies directly to an inherited terrace in an older taman. Price it against comparable homes on your own street, not against a city-wide average that luxury condos have pushed up. Our guide on how to sell your house fast in Malaysia explains why pricing close to true market value shortens the time on market. Spend a little to stop losing a lot Cleaning, repainting, fixing leaks, servicing the wiring, and clearing the garden usually cost a few thousand ringgit and protect far more than that in negotiation. Keep every receipt, since you can deduct genuine enhancement works from your RPGT gain. Expect questions about the title, and answer them upfront Estate sales make buyers and their bankers nervous. Lay out the position plainly: you hold the extracted grant, you have registered as representative on the title, and you will redeem the loan at completion. A prepared seller closes faster than an apologetic one. Help your buyer get financed Most buyers of a family home need a loan, and the smoother their approval, the faster you complete. Here 2026 works in your favour. Financing has held steady, with the OPR unchanged at 2.75%. These stable financing conditions are one of the pillars that support the property market. Kashif AnsariCo-Founder and Group CEO, Juwai IQI, as reported by the New Straits Times (18 August 2026) For the bigger picture on where prices and demand are heading, read Juwai IQI's 2026 Malaysia property forecast. Our monthly housing loan rates roundup tracks current rates and what banks are approving, and the calculator below gives your buyer a quick instalment estimate. Estimates for guidance only. Actual figures depend on the bank's assessment, current rates, and the borrower's full financial profile. A realistic end-to-end timeline StageWith a willWithout a willObtain grant or distribution order3 to 6 months6 months to 2 yearsRegister representative, Order for Sale if needed1 to 2 months3 to 6 monthsMarket the property and secure a buyer1 to 4 months1 to 4 monthsSPA to completion3 to 6 months3 to 6 monthsTotalAbout 9 to 18 monthsAbout 13 to 30 months Look at the gap between those two columns. That is the real price of dying without a will. Frequently Asked Questions (FAQs) Can I sell an inherited property in Malaysia before the court grants probate? No. Until the court or Land Office issues a Grant of Probate, Letters of Administration, or a Small Estate Distribution Order, nobody has authority to transfer the title. That means no one can sign a valid Sale and Purchase Agreement with an outside buyer Is there inheritance tax in Malaysia? No. Malaysia abolished estate duty in 1991 and charges no inheritance tax today. Moving the property from the estate to a beneficiary costs a nominal RM10 in stamp duty, and Real Property Gains Tax only applies when someone later sells. Do I have to transfer the title into my name before I sell? Not necessarily. An executor or administrator can sell straight from the estate once they register as representative on the title, although an administrator also needs a court Order for Sale. Transferring the title to yourself first is optional. Do it, and your RPGT holding period resets to the transfer date. How much RPGT do I pay on an inherited property? It depends on the holding period and who sells. For an executor, the holding period runs from the date of death. For a beneficiary, it runs from the day the title moved into their name. Citizens and permanent residents pay 30% within three years, 20% in the fourth year, 15% in the fifth year, and nil from the sixth year onwards. What if one of my siblings refuses to sell? Without that sibling's signature or consent, the sale cannot go ahead. Families usually resolve it through a buyout at a valued price, a recorded family arrangement that gives the house to one heir and other assets to the rest, or an application to court for an Order for Sale where the estate needs the property sold to settle debts. Can the sale go ahead if the house still has a bank loan? Yes. Start by requesting a redemption statement from the bank. If MRTA or MLTA covers the balance, the insurer may settle it, and if not, the lawyers redeem the loan from the sale proceeds at completion and pass the balance to the estate. How long does it take to sell an inherited house in Malaysia? Roughly 9 to 18 months from death to completion where there is a valid will, and 13 to 30 months where there is not, assuming no dispute among the beneficiaries. What changed for RPGT on inherited property in 2026? From 1 January 2026, RPGT moved to self-assessment. The executor, administrator, or beneficiary who sells calculates the tax, files through e-CKHT on MyTax within 60 days, and LHDN treats that return as the assessment. The buyer may now retain the lower of 3% of the price or the seller's self-assessed RPGT. The rules on acquisition date and price for inherited property did not change. Do Muslim and non-Muslim estates follow the same process? They use the same venues but split the shares differently. The Distribution Act 1958 governs non-Muslim estates without a will, while Muslim estates follow faraid, usually confirmed by a sijil faraid from the Syariah Court. This article is general information on Malaysian property practice and is not legal or tax advice. Estate matters turn on individual facts. Please consult a qualified conveyancing lawyer or licensed tax agent before acting. An inherited property can come with more decisions than you expected. Do not let uncertainty cost you when it is time to sell. An IQI agent can help you price it based on actual market transactions, manage viewings, work with your conveyancing lawyer and connect you with financed buyers. Speak to an IQI agent today for a free, no-obligation consultation. [custom_blog_form] Continue Reading: Probate and Inheritance Property in Malaysia: Step-by-Step Legal Guide Malaysia Subsale Prices: KL Breaks RM1 Million Leasehold vs Freehold: Which Is the Better Offer of a Lifetime? References Lembaga Hasil Dalam Negeri Malaysia. Transfer of Asset Inherited from Deceased Estate. https://www.hasil.gov.my/en/rpgt/transfer-of-asset-inherited-from-deceased-estate/ Lembaga Hasil Dalam Negeri Malaysia. Real Property Gains Tax (RPGT) Rates. https://www.hasil.gov.my/en/rpgt/real-property-gains-tax-rpgt-rates/ Jabatan Ketua Pengarah Tanah dan Galian (JKPTG). Estate Distribution Section (BPP). https://www.jkptg.gov.my/en/korporat/profil-bahagian/bahagian-pembahagian-pusaka-bpp Small Estates (Distribution) Act 1955 and the Small Estates (Distribution) (Amendment) Act 2022 [Act A1643]. Probate and Administration Act 1959, Section 60. National Land Code 1965, Section 346. StarProperty. (24 November 2025). Preventing real estate inheritance from freezing. https://www.starproperty.my/news/preventing-real-estate-inheritance-from-freezing/133949 The Star, via Asia News Network. (25 May 2026). Never too late to write a will: Frozen inheritance assets in Malaysia reaches RM90bil. https://asianews.network/?p=276279 JKPTG. Soalan Lazim Pusaka Kecil (order fees and MyLAND applications). https://www.jkptg.gov.my/en/soalan-lazim-3/47-faq/pusaka-kecil PwC Malaysia. 2025/2026 Malaysian Tax Booklet: Stamp duty. https://www.pwc.com/my/en/publications/mtb/stamp-duty.html Bernama. (18 August 2026). Subsale House Market To Continue Growing In 2H 2026, Juwai IQI. https://www.bernama.com/tv/news.php?id=2595753 Business Today. (18 August 2026). Malaysia Subsale Home Prices Rise 2.7% As Market Gains Momentum. https://www.businesstoday.com.my/2026/08/18/malaysia-subsale-home-prices-rise-2-7-as-market-gains-momentum/ New Straits Times. (18 August 2026). Kuala Lumpur luxury home deals send average prices up 52pct: Juwai IQI. https://www.nst.com.my/property/2026/08/1513792/kuala-lumpur-luxury-home-deals-send-average-prices-52pct-juwai-iqi
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