130,000+ Malaysian Sale Listings, Stress-Tested for Real Cashflow
We scan 130,000+ sale listings and model 4,000+ matched properties against all 12 recurring costs — financing, maintenance, taxes, vacancy, insurance — then show you only the ones that survive as cashflow-positive. Conventional and Islamic financing compared side-by-side.
That 5.25% gross yield?
It's probably costing you RM 822/month.
✕ Without PropCashflow
Gross yield is all you see
Agents quote 5-8%, but after real costs most Malaysian condos deliver 2-3% net. The 1.5-3.5% gap is invisible until you've already bought.
No Islamic comparison
Islamic profit rates can differ by 0.3-0.5% from conventional. On a 35-year loan, that's RM 50-100/month — enough to flip a borderline property from negative to positive.
Hidden costs missed
Maintenance, sinking fund, assessment tax, quit rent, insurance, vacancy, agent fees, furnishing depreciation, rental income tax — most investors forget half of these.
✓ With PropCashflow
Every cost included
Financing + maintenance + taxes + insurance + vacancy + agent fees + furnishing depreciation = true net cashflow. No surprises 18 months in.
Dual financing analysis
Every property shows both conventional and Islamic (Musharakah Mutanaqisah) calculations, with the better option flagged.
Pre-filtered for positive cashflow
Only properties above the ~5.5% gross yield threshold that survive the full cost stack make the directory. You skip straight to evaluation.
Everything you need to invest
with confidence
Full Cashflow Analysis
Monthly instalment, maintenance, taxes, insurance, vacancy — all factored into a single net cashflow number for every property.
Islamic vs Conventional
Side-by-side comparison of profit rates from Maybank Islamic, CIMB Islamic, Bank Islam and more against conventional loans.
Transit Proximity
Distance to nearest MRT, LRT, or KTM station — because transit-linked properties rent faster and command higher rents.
Rental Confidence Score
Each rental estimate comes with a confidence rating (HIGH / MEDIUM) based on the number of comparable rentals in the area.
RPGT & Stamp Duty Guide
Complete breakdown of acquisition costs, exit taxes, and first-time buyer exemptions so you know your total investment.
Area Deep Dives
Top cashflow-positive zones analyzed — what drives rental demand, tenant profiles, vacancy rates, and growth catalysts.
A preview of what's inside
| Property | Area | Price | Est. Rent | Net Cashflow | Yield | Best Via |
|---|---|---|---|---|---|---|
| 3-Bed Condo | Putrajaya | RM 300,000 | RM 2,500 | +RM 607 | 10.00% | Islamic |
| 4-Bed Condo | Ampang, Selangor | RM 374,000 | RM 2,642 | +RM 383 | 8.48% | Islamic |
| 3-Bed Condo | Kuchai Lama, KL | RM 397,000 | RM 2,642 | +RM 291 | 7.99% | Islamic |
| 3-Bed Condo | Sentul, KL | RM 311,000 | RM 2,102 | +RM 184 | 8.11% | Islamic |
| 3-Bed Condo | JB, Johor | RM 445,000 | RM 2,678 | +RM 130 | 7.22% | Islamic |
From raw data to investment-ready insights
Scan 130,000+ Sale Listings
We aggregate data from major Malaysian property portals — 130,000+ sale listings and 90,000+ rental listings across 16 regions.
Match Rental Data
Each sale listing is matched to 3+ rental comparables in the same area to estimate realistic monthly rent.
Calculate True Costs
We compute total monthly cost including financing (BNM live rates), maintenance, taxes, insurance, and vacancy.
Deliver Your Report
Only properties with positive net cashflow make the cut. You get a PDF report delivered via email, ready to evaluate.
Get weekly cashflow-positive
property alerts
New listings added every week. We'll email you the highlights — no spam, unsubscribe anytime.
4,000+ properties analyzed.
1,000+ survived.
- Complete directory of cashflow-positive properties across 16 regions
- Dual financing analysis — conventional & Islamic side-by-side
- Rental confidence scoring with comparable count
Common questions
Where does the data come from?
Our directory is based on market data from major Malaysian property portals. Financing rates are pulled live from the Bank Negara Malaysia Open API. Market benchmarks come from NAPIC official reports.
How accurate are the rental estimates?
Each property requires minimum 3 rental comparables from the same area. We assign a confidence score (HIGH or MEDIUM) based on data quality. Asking rents may be 5-15% above actual agreed rents.
Is this financial advice?
No. This is a data product for informational and educational purposes. All calculations are estimates. We strongly recommend consulting a licensed financial advisor and doing your own due diligence.
What makes the Islamic analysis different?
We use actual profit rates from Islamic banks (Musharakah Mutanaqisah structure) and substitute MRTA with MRTT (Takaful). The cashflow difference can be significant — sometimes making a property positive that's negative under conventional.
Can foreigners use this?
Yes — select "Foreign Buyer" before purchasing. You'll receive the Foreign Buyer Edition with 8% stamp duty calculations, MM2H guidance, state consent process, and only properties that meet foreigner minimum price thresholds. Especially useful for Singaporeans eyeing Johor properties near the RTS Link.
Stop guessing which properties
actually cashflow.
We analyzed 4,000+ properties with rental data against all 12 recurring costs. Only about 1 in 3 survived as cashflow-positive — and they're all in this directory, pre-analyzed, dual-financed, and ready to evaluate.
Get Your Property Directory →One-time payment · Lifetime access · PDF delivered via email
Property investment guides
for Malaysian buyers
Malaysia Rental Property Costs (2026): Full Net Cashflow Breakdown
Most investors only calculate gross yield. We break down all 12 hidden costs that determine whether your Malaysian...
Read guide →5 Signs a Malaysian Property Will Be Cashflow-Positive
Learn the key indicators that separate money-making rental properties from money pits in the Malaysian market....
Read guide →Gross Yield vs Net Cashflow: Why Most Deals Fail
Property agents quote 5-8% gross yield. After real costs, most Malaysian condos deliver 2-3% net. Here is why and what...
Read guide →Stamp Duty Malaysia 2026: MOT Rates, Exemptions & Calculator
2026 MOT stamp duty rates: 1-4% tiered, 8% foreigners, 0.5% loan agreement. First-time buyer exemption saves RM11,250....
Read guide →RPGT Rates Malaysia 2026: Citizen, PR, Company & Foreigner
RPGT rates 2026: citizens 0% after year 6, foreigners 10%, companies 10%. RM10K auto-exemption + once-in-a-lifetime...
Read guide →Rental Income Tax Malaysia: How to Declare & Deductions
How rental income is taxed in Malaysia — progressive rates for residents, 30% flat for non-residents, allowable...
Read guide →