Condo prices in Malaysia are not one number. KL city center trades at RM800+ psf. A comparable-quality condo in Johor Bahru might be RM350 psf. Same country, same building standards, half the price. Understanding where prices sit — and why — is the foundation of any sound investment decision.
This guide covers actual 2026 price data by state and sub-area, with enough granularity to inform purchase decisions rather than just cocktail party conversations.
National Overview
Malaysia's residential property market recorded approximately 400,000 transactions in 2025, with condominiums and apartments representing roughly 25-30% of total volume. Per NAPIC (JPPH) data, the national median transacted price for high-rise residential is approximately RM350,000-450,000 — but this figure is misleading because it blends RM180,000 walk-up flats in secondary cities with RM3M penthouses in KLCC.
The useful metric is price per square foot (psf) by specific area. Here is the breakdown.
Kuala Lumpur
KL is Malaysia's most expensive condo market, with the widest price spread between sub-areas.
| Sub-Area | Price Range (RM psf) | Typical Unit Price (1,000 sqft) | Segment |
|---|---|---|---|
| KLCC | 800–2,500 | 800K–2.5M | Premium/Luxury |
| Bukit Bintang | 700–1,500 | 700K–1.5M | Premium |
| Mont Kiara | 550–1,000 | 550K–1M | Upper Mid |
| Bangsar / Bangsar South | 550–900 | 550K–900K | Upper Mid |
| Desa ParkCity | 600–900 | 600K–900K | Upper Mid |
| Old Klang Road | 350–550 | 350K–550K | Mid |
| Cheras | 300–500 | 300K–500K | Mass Market |
| Kepong | 300–450 | 300K–450K | Mass Market |
| Setapak | 250–400 | 250K–400K | Mass Market |
| Sri Petaling / Bukit Jalil | 400–600 | 400K–600K | Mid |
The KL market splits cleanly into two tiers. Above RM700 psf (KLCC, Bukit Bintang, Mont Kiara) — this segment has structural oversupply, with thousands of unsold units per NAPIC data. Price growth has been flat to negative since 2018 in this tier. Below RM500 psf (Cheras, Kepong, Setapak, Old Klang Road) — this segment has tighter supply, stronger rental demand from local professionals, and price growth of 3-5% annually.
For investment, the mass-market tier near MRT/LRT stations consistently delivers better yields. See our KL investment guide for sub-area analysis.
Selangor
Selangor is Malaysia's most populous state and the largest condo market by volume.
| Sub-Area | Price Range (RM psf) | Typical Unit Price (1,000 sqft) | Segment |
|---|---|---|---|
| Petaling Jaya (PJ) | 450–750 | 450K–750K | Mid-Premium |
| Subang Jaya | 400–600 | 400K–600K | Mid |
| Shah Alam | 300–500 | 300K–500K | Mass Market-Mid |
| Ara Damansara | 450–650 | 450K–650K | Mid |
| Cyberjaya | 250–400 | 250K–400K | Mass Market |
| Puchong | 300–450 | 300K–450K | Mass Market |
| Kajang / Semenyih | 250–400 | 250K–400K | Mass Market |
| Rawang / Selayang | 200–350 | 200K–350K | Affordable |
Critical note for foreign buyers: Selangor's minimum price for foreign strata purchases is RM2,000,000 — double most other states. This effectively limits foreigners to PJ's premium segment or landed property (RM1M minimum). See our minimum price guide for details.
See which properties hit your cashflow target — pre-screened with real yield data.
Get the Property Directory →Johor
JB is the most accessible market for Singaporean investors — lowest effective prices, RM1M minimum for foreigners, and geographic proximity.
| Sub-Area | Price Range (RM psf) | Typical Unit Price (1,000 sqft) | Segment |
|---|---|---|---|
| Iskandar Puteri (Medini) | 400–700 | 400K–700K | Mid |
| Puteri Harbour | 500–900 | 500K–900K | Premium |
| JB City Centre | 350–550 | 350K–550K | Mid |
| Mount Austin | 300–450 | 300K–450K | Mass Market |
| Tebrau | 280–400 | 280K–400K | Mass Market |
| Bukit Indah | 300–450 | 300K–450K | Mass Market |
| Permas Jaya | 250–400 | 250K–400K | Mass Market |
JB's condo market suffered from oversupply between 2015-2020 as developers built aggressively for the Iskandar Malaysia hype. Prices in Medini and Puteri Harbour dropped 15-25% from peak. As of 2026, absorption has improved but some developments still carry high vacancy. Focus on completed projects with proven occupancy rather than new launches.
For the complete JB buying process, see our JB purchase guide.
Penang
Penang Island is Malaysia's second most expensive market after KL city center.
| Sub-Area | Price Range (RM psf) | Typical Unit Price (1,000 sqft) | Segment |
|---|---|---|---|
| Georgetown (Island) | 600–1,200 | 600K–1.2M | Premium |
| Gurney Drive (Island) | 700–1,500 | 700K–1.5M | Premium/Luxury |
| Tanjung Tokong (Island) | 500–800 | 500K–800K | Mid-Premium |
| Batu Ferringhi (Island) | 450–700 | 450K–700K | Mid |
| Bayan Lepas (Island) | 350–550 | 350K–550K | Mid |
| Butterworth (Mainland) | 250–400 | 250K–400K | Mass Market |
| Batu Kawan (Mainland) | 300–450 | 300K–450K | Mass Market |
Foreign buyers face the steepest barrier in Penang: RM3,000,000 minimum on the island (strata only — landed purchases are prohibited). Mainland Penang allows foreign purchases from RM1,000,000.
For a deep dive into Penang's investment landscape, see our Penang property guide.
Price Trends 2024-2026
| State | 2024 Median PSF | 2025 Median PSF | 2026 Trend |
|---|---|---|---|
| KL (overall) | ~RM520 | ~RM540 | +3-4% |
| Selangor | ~RM380 | ~RM400 | +4-5% |
| Johor | ~RM310 | ~RM325 | +3-5% |
| Penang Island | ~RM580 | ~RM610 | +4-5% |
The strongest price growth is in mass-market condos near new transit lines — MRT Putrajaya Line stations in KL/Selangor, and LRT3 corridor areas. Luxury segments remain stagnant in most markets.
Affordable vs Luxury: Where the Value Sits
Affordable/mass-market (RM250-500K): Higher yields (5-6%), stronger rental demand, better occupancy. Tenant pool is young professionals and families — large and stable. The constraint: foreigners cannot access this segment in most states due to minimum price rules.
Mid-range (RM500K-1M): The sweet spot for most investors. Reasonable yields (4-5.5%), good tenant quality, manageable capital. This is where foreigner-eligible properties in JB and selected KL areas sit.
Luxury (RM1M+): Lower yields (3-4.5%), higher vacancy risk, but better capital appreciation potential in prime locations. Significant oversupply in KL. Only invest here if you can absorb extended void periods.
For investors focused on cashflow rather than capital appreciation, the mid-range segment in transit-connected areas offers the best risk-adjusted returns. Our cashflow calculator can help you model specific properties, and our rental yield data shows which areas deliver the highest net returns.