The 100-Property Free Cashflow Sample (Malaysia, April 2026 Snapshot)

This post is a guided tour of our April 2026 cashflow screening: roughly 130,000 Malaysian listings filtered down to 1,088 cashflow-positive properties across 16 regions. It is the map to how the data is built, what the aggregate picture looks like, and where the named, fully worked examples live.

The aggregates and methodology on this page are not the product. They are the proof layer. They show you we have real data and apply a consistent, repeatable method. The named, per-property directory, the part that tells you which specific buildings clear the full 12-cost stack, is the paid asset, with a free 10-property sample available by email.

What the April 2026 Screening Found

From roughly 130,000 listings screened in our April 2026 snapshot, 1,088 properties cashflow positive for Malaysian buyers. The test is simple: median rent clears the monthly Islamic financing instalment at 90 percent margin, a 4.0 percent profit rate, and a 35-year tenure.

The inventory is heavily concentrated by region:

By entry price, the Malaysian edition splits like this:

Across the full set, the median surplus is RM 526 per month and the median entry price is RM 493,970. Only 174 of the 1,088 clear a genuinely strong +RM 1,000 per month or higher. Those high-buffer names are the spine of the paid directory.

Most of the affordable inventory sits in a knife-edge band. Take a RM 400k Selangor condo (the region's median entry) renting at roughly a 6.4 percent gross yield. It looks comfortably positive on a simple rent-minus-instalment test. But the full 12-cost stack (maintenance, sinking fund, vacancy provision, assessment, quit rent, insurance, tax) can move that same unit from clearly positive to barely positive. Closing that gap is the entire point of the methodology, and it is why a simplified surplus is only a starting point.

Where the Named Examples Live

We do not publish the named buy-list on this page, and we never will. The actual buildings, with sale price, rent, instalment, surplus, confidence tier and comparable counts, live in two places:

• The free sample PDF. A five-page, 10-property worked sample you can get by email. It applies the full 12-cost framework end to end, so you can see exactly how the analysis works before paying for anything.
• The paid directory. All 1,088 named cashflow-positive properties with per-unit economics, including the 174 strongest +RM 1,000 picks.

Start with the free sample to verify the method, then decide whether the full directory is worth it for your thesis.

Companion Deep Dives

For the methodology applied region by region and scenario by scenario, these companion posts go deeper. They route the actual named examples to the free sample PDF and the paid directory.

• Selangor cashflow under RM 400k: Selangor holds 387 of the 1,088 cashflow-positive properties, the largest inventory in Malaysia, concentrated in the affordable band.
• Kuala Lumpur cashflow under RM 500k: KL has the deepest rental data and the largest count, 456 cashflow-positive properties, with the sub-RM 500k tier the most competitive.
• Johor cashflow: JB central and Iskandar: Johor contributes 178 cashflow-positive properties, the most affordable inventory in the country, concentrated in JB central and Iskandar Puteri.
• Why +RM 350 a month is a trap: how a knife-edge simplified surplus fails a vacancy stress test and rate shock once the full 12-cost stack is applied.
• Islamic vs conventional financing: how a 4.0 percent Islamic rate and a 4.3 percent conventional rate change the monthly instalment, and when the choice flips the cashflow outcome.
• Free vs paid: what extra surplus actually buys: a side-by-side of a knife-edge free-tier archetype against stronger paid-tier picks, with a 10-year wealth projection.
• Smaller states: Putrajaya, Penang, Perak and beyond: the regions outside the KL, Selangor and Johor concentration (Putrajaya 18, Penang 16, Melaka 11, and single digits elsewhere), each with distinct tenant demand.

What This Page Is For

It is a verification tool. Every figure on this page traces to a dated, sized screening (roughly 130,000 listings, 6 April 2026), the same dataset the paid directory is built from. The free sample PDF then lets you check named examples against local property data within 60 seconds each. If the numbers hold up, the methodology is real.

It is a methodology demonstration. It shows how we compute the 12-cost stack, how we apply regional vacancy adjustments, how we stress test, and why a simplified surplus and a full-stack surplus diverge in the affordable tier. Once the method is clear, the directory is easy to read.

It is a proof layer, not a shortlist. The aggregate picture and the free sample are deliberately the proof, not the buy-list. The named properties that clear the full 12-cost stack with a meaningful buffer, including the 174 above +RM 1,000, sit in the paid directory.

What the Paid Directory Adds

The simplest way to frame the decision: the free aggregates and sample prove the data is real. The paid directory contains the named properties, including the 174 with a genuine +RM 1,000 per month or higher simplified surplus, the ones you would actually build a rental portfolio around.

How to Use This Sample

1. Download the free sample PDF. It applies the full 12-cost framework to 10 named, worked properties, so you can see the method end to end.
2. Match it to your budget band using the price-band distribution above.
3. Verify the sample against local property data. Confirm the buildings exist and that current listings roughly match the quoted medians for sale and rent. Spend 10 minutes on this. It is the trust check.
4. Run the Cashflow Calculator with your own financing terms, maintenance assumptions, and vacancy rate.
5. If you want the full named buy-list, including the 174 strongest +RM 1,000 picks, upgrade to the paid directory. If your own shortlist already clears the full stack with a buffer, you may not need it.

Methodology, Briefly

We scrape roughly 130,000 Malaysian property listings from public portals and match sale listings with rental listings from the same development. Every matched property with sufficient comparables (at least two sale and two rent) is scored on a 12-cost model:

1. Mortgage instalment (90% margin, 4.0% Islamic profit rate, 35-year tenure default)
2. Maintenance fee (per-sqft rate by development where known)
3. Assessment rate (local council tax)
4. Quit rent (state land tax)
5. Fire insurance
6. Vacancy provision (default 8.3% = 1 month/year, adjusted by region)
7. Sinking fund
8. Management/agent fee (5% of annual rent)
9. Rental income tax (effective rate by investor bracket)
10. Minor repairs (amortized annual budget)
11. Mortgage insurance (MRTA/MLTA amortized)
12. Miscellaneous/contingency

Each property carries a data-confidence tier set by comparable depth (HIGH or MED); listings below the threshold are excluded from the directory. Counts in this post equal the shipped April 2026 directory.

The Bottom Line

The proof layer is exactly what it claims to be: the full aggregate picture of our April 2026 screening (1,088 cashflow-positive Malaysian properties across 16 regions), the 12-cost methodology behind every number, and a free, verifiable sample. It is not the buy-list. The named properties that clear the full stack with a buffer live in the paid directory, drawn from the same dataset using the same method.

Start with the free sample. Run the calculator on a couple of properties. Verify with local property data. Then decide whether the full directory is worth it for your specific investment thesis.

See the full 1,088-property directory →