KL condo prices vary by a factor of five depending on where you buy. Paying RM 1,200 psf in KLCC when RM 450 psf in Cheras generates a higher yield is a choice — but it should be an informed one. This guide lays out current pricing by area so you can compare like-for-like.
KL Condo Pricing Map — 2026
| Area | Price Range (RM psf) | Typical Unit Price (RM) | 5-Year Trend |
|---|---|---|---|
| KLCC | 1,000 – 1,800 | 900K – 2.5M | Flat to -5% |
| Bangsar | 800 – 1,100 | 650K – 1.2M | +10 to +15% |
| Mont Kiara | 700 – 900 | 700K – 1.4M | +10 to +15% |
| Bangsar South | 700 – 900 | 550K – 1.0M | +15 to +20% |
| Bukit Jalil | 500 – 700 | 400K – 700K | +15 to +20% |
| Sri Petaling | 450 – 600 | 350K – 550K | +10 to +15% |
| Cheras | 400 – 600 | 300K – 550K | +20 to +25% |
| Kepong | 400 – 550 | 300K – 500K | +15 to +20% |
| Setapak | 350 – 500 | 250K – 400K | +5 to +10% |
| Wangsa Maju | 400 – 550 | 320K – 500K | +10 to +15% |
| Sentul | 500 – 750 | 400K – 700K | +5 to +10% |
These ranges reflect arm's-length transaction data from JPPH (Valuation and Property Services Department) and listing analysis, not developer asking prices.
KLCC: RM 1,000 – 1,800 psf
KLCC commands KL's highest psf prices, but the range is wide. Older towers from the 2005-2012 era (Marc Residence, Suria Stonor) trade at RM 900-1,100 psf. Newer premium developments (Four Seasons Place, The Ritz-Carlton Residences) hit RM 1,500-2,000+ psf.
The oversupply dynamic in KLCC has compressed prices at the top end. Units that launched at RM 1,800 psf in 2015-2016 are trading at RM 1,400-1,600 in 2026 on the secondary market — a real loss after factoring inflation and holding costs.
What sells: Well-managed buildings with strong security, direct mall connectivity, and KLCC Park views command premiums. Generic luxury towers without differentiation sit longer.
Price trend: Flat to slightly negative over 5 years for the segment above RM 1.5 million. Stable for well-located units in the RM 1.0-1.3 million range.
Bangsar: RM 800 – 1,100 psf
Bangsar's pricing reflects scarcity. Limited new supply (few development sites remain) and consistent lifestyle demand keep prices resilient. The neighborhood divides into:
- Bangsar proper (Bangsar Utama, Bangsar Baru): RM 900-1,100 psf. Older walk-up apartments and low-rise condos. Character premium.
- Bangsar South (Pantai Dalam rebrand): RM 700-900 psf. Newer high-rises, corporate tenants. Better facilities, less character.
Bangsar South has been KL's quiet outperformer — prices have risen 15-20% in 5 years, driven by office tower development and the Bangsar South MRT station (University station on the Kajang Line).
Mont Kiara: RM 700 – 900 psf
Mont Kiara's psf sits below KLCC and Bangsar, but unit sizes tend to be larger (1,200-2,000 sq ft), so absolute prices are comparable or higher. The expat market drives pricing:
- Premium tier (Seni Mont Kiara, 28 Mont Kiara): RM 800-1,000 psf
- Mid tier (i-Zen, Kiara Residence): RM 650-800 psf
- Value tier (older developments, further from core): RM 550-700 psf
Mont Kiara prices recovered from the 2020-2022 Covid dip as expat tenants returned. The lack of MRT connectivity caps future appreciation potential compared to rail-connected areas.
See which properties hit your cashflow target — pre-screened with real yield data.
Get the Property Directory →Cheras: RM 400 – 600 psf
Cheras has been KL's best-performing mass-market area since the MRT Kajang Line opened. The MRT premium is quantifiable:
- Within 500m of MRT station: RM 500-600 psf
- 500m-1km from MRT station: RM 420-500 psf
- Beyond 1km: RM 350-420 psf
MRT-adjacent developments like EkoCheras (connected to Taman Mutiara MRT) and M Vertica command the top of the range. Older developments without rail access trade at meaningful discounts.
Price trend: +20-25% over 5 years for MRT-adjacent stock. This is the strongest appreciation in KL's mass-market segment.
For detailed Cheras investment data, see our Cheras property analysis.
Kepong: RM 400 – 550 psf
Kepong's pricing has converged toward Cheras since the MRT Putrajaya Line opened. Properties near Metro Prima, Kepong Baru, and Jinjang MRT stations have seen the strongest price increases.
The area still offers a small discount to Cheras — approximately RM 30-50 psf lower for comparable stock — making it one of the last value pockets in MRT-connected KL.
Price trend: +15-20% over 5 years. The gap versus Cheras is narrowing.
Sri Petaling & Bukit Jalil: RM 450 – 700 psf
The Pavilion Bukit Jalil mall (opened 2022) catalyzed this area's transformation. New developments near the mall trade at RM 600-700 psf, while older stock in Sri Petaling proper sits at RM 450-550 psf.
Bukit Jalil has shifted from a sports precinct identity to a mixed-use destination. Rental demand from families and professionals attracted by the retail and amenity ecosystem is strong.
Setapak & Wangsa Maju: RM 350 – 550 psf
These areas offer KL's lowest condo entry points. Setapak benefits from student rental demand (TARUMT campus) but lacks direct MRT connectivity. Wangsa Maju has LRT access (Wangsa Maju and Sri Rampai stations) and slightly higher pricing.
Best value play: Wangsa Maju near the LRT at RM 400-500 psf offers transit connectivity at Setapak-level prices. The LRT Kelana Jaya extension has improved accessibility.
What Drives the Price Gaps
The five-fold difference in KL condo psf comes down to:
- Rail connectivity — MRT/LRT walkability adds 15-25% to psf in the same sub-area
- Tenant profile — Expat areas (Mont Kiara, KLCC) carry a brand premium regardless of yield
- Supply dynamics — Scarcity (Bangsar) supports prices; oversupply (KLCC luxury) depresses them
- Building age and management — Well-maintained 10-year-old buildings often outprice poorly managed 3-year-old ones
- Lifestyle amenities — Mall connectivity, park access, and walkable neighborhoods add 10-15% premiums
Price vs Yield: The Inverse Relationship
KL exhibits a consistent inverse relationship between psf price and rental yield:
| Area | Avg psf (RM) | Avg Gross Yield |
|---|---|---|
| KLCC | 1,200 | 3.5-4.5% |
| Bangsar | 900 | 3.8-4.8% |
| Mont Kiara | 800 | 4.0-5.0% |
| Cheras | 480 | 5.0-6.0% |
| Kepong | 450 | 4.5-5.5% |
| Setapak | 400 | 5.0-6.0% |
The cheapest areas generate the highest yields. This is not anomalous — it is a structural feature of the KL market. Premium areas charge a premium for tenant quality, building standards, and perceived prestige. Whether that premium is worth the yield sacrifice depends on your investment strategy.
For a comprehensive area-by-area investment analysis, see our KL property investment guide.