Renovation is the invisible cost that turns a good property investment into a mediocre one. You found a condo in Cheras at RM350K with 5.5% gross yield. Then you spent RM80K on renovation, effectively raising your entry cost to RM430K and compressing your yield to 4.5%. The renovation did not add RM80K in rental premium — it added maybe RM300-500/month. That is a 5-year payback on the renovation alone.
The goal of this guide is simple: know what renovation actually costs in Malaysia in 2026, room by room, so you can budget accurately and make renovation decisions that improve — not destroy — your cashflow. For permits, contractor vetting, and timelines, see our renovation process guide.
The Three Tiers — Basic, Mid-Range, Premium
Every renovation decision falls into one of three tiers. The tier you choose should match your investment strategy:
- Basic (RM25K-50K for a condo): Functional. Clean. Rentable. Laminate cabinets, vinyl flooring, basic sanitaryware. This is the investor tier — minimum spend to achieve market-rate rental.
- Mid-Range (RM50K-100K for a condo): Attractive. Competitive. Quartz countertops, engineered wood or quality tiles, branded fittings. This tier targets above-average rental and reduces vacancy.
- Premium (RM100K-200K+ for a condo): Aspirational. Lifestyle. Solid surface countertops, imported tiles, integrated appliances, custom carpentry. This tier targets the top 10% of tenants — expats on housing allowances, corporate executives.
For rental property investors, mid-range typically offers the best return per ringgit spent. Basic renovations leave units competing with dozens of identical bare-minimum listings. Premium renovations rarely generate enough rental premium to justify the cost.
Kitchen Renovation Costs
The kitchen is the most expensive room to renovate and the one that most impacts rental value. Tenants — especially families and expats — judge a property by its kitchen.
| Component | Basic (RM) | Mid-Range (RM) | Premium (RM) |
|---|---|---|---|
| Cabinets (upper + lower, 10-12ft run) | 5,000-8,000 | 10,000-20,000 | 20,000-45,000 |
| Countertop | 800-1,500 (laminate) | 2,500-5,000 (quartz) | 5,000-12,000 (solid surface/marble) |
| Backsplash | 500-1,000 | 1,500-3,000 | 3,000-8,000 |
| Sink + tap | 300-600 | 800-2,000 | 2,000-5,000 |
| Hob + hood | 1,000-2,000 | 2,500-5,000 | 5,000-15,000 |
| Flooring (80-120 sqft) | 400-800 | 1,000-2,500 | 2,500-6,000 |
| Total kitchen | 8,000-15,000 | 18,000-37,000 | 37,000-91,000 |
Investor tip: Quartz countertops (RM2,500-5,000) are the single best upgrade for rental kitchens. They photograph well, resist stains, and signal quality to prospective tenants. Skip the RM45K custom carpentry — laminate cabinets with soft-close hinges (RM10K-12K) are functionally identical for tenants.
Popular Malaysian cabinet brands at the mid-range: Cada Kitchen, Everest Kitchen, JL Kitchen. For budget: ACE Hardware pre-fab units or local carpenter.
Bathroom Renovation Costs
Most condos have 2 bathrooms. Budget per bathroom:
| Component | Basic (RM) | Mid-Range (RM) | Premium (RM) |
|---|---|---|---|
| Wall + floor tiles (40-60 sqft) | 1,000-2,000 | 2,500-5,000 | 5,000-15,000 |
| Toilet bowl | 300-600 | 800-2,000 | 3,000-8,000 (smart toilet) |
| Basin + vanity | 300-800 | 1,000-3,000 | 3,000-10,000 |
| Shower set | 200-500 | 800-2,000 (rain shower) | 2,000-6,000 |
| Glass partition/door | 500-1,000 | 1,500-3,000 | 3,000-8,000 (frameless) |
| Waterproofing | 500-1,000 | 800-1,500 | 1,000-2,000 |
| Total per bathroom | 2,800-5,900 | 7,400-16,500 | 17,000-49,000 |
For 2 bathrooms, double the above. Waterproofing is non-negotiable even at basic tier. A bathroom leak in a condo damages the unit below — and you will be liable.
Bedroom Renovation Costs
Bedrooms are the simplest rooms to renovate. Most tenants care about flooring, wardrobe, and air-conditioning.
| Component | Basic (RM) | Mid-Range (RM) | Premium (RM) |
|---|---|---|---|
| Flooring (120-150 sqft) | 600-1,200 (vinyl) | 1,500-3,000 (engineered wood) | 3,000-7,000 (solid hardwood) |
| Built-in wardrobe | 2,000-4,000 | 4,000-8,000 | 8,000-18,000 |
| Paint | 200-500 | 400-800 | 800-2,000 (feature wall) |
| Curtain rod + curtains | 200-500 | 500-1,500 | 1,500-4,000 |
| Air-conditioning (1.5HP) | 1,200-1,800 | 1,800-2,800 | 2,800-5,000 (ceiling cassette) |
| Total per bedroom | 4,200-8,000 | 8,200-16,100 | 16,100-36,000 |
Investor tip: Vinyl plank flooring (RM4-8 psf installed) is the best value for rental bedrooms. It is waterproof, scratch-resistant, easy to replace between tenants, and looks like wood. Engineered wood scratches easily and costs 3x more. Save it for owner-occupied properties.
See which properties hit your cashflow target — pre-screened with real yield data.
Get the Property Directory →Living Room Renovation Costs
| Component | Basic (RM) | Mid-Range (RM) | Premium (RM) |
|---|---|---|---|
| Flooring (200-350 sqft) | 1,000-2,800 (vinyl) | 3,000-7,000 (tiles/engineered wood) | 7,000-18,000 (marble/solid wood) |
| TV feature wall | 0 (paint only) | 1,500-4,000 | 4,000-12,000 |
| Ceiling (plaster ceiling) | 0 (original) | 1,500-4,000 | 4,000-10,000 (cove lighting) |
| Paint | 300-600 | 600-1,200 | 1,200-3,000 |
| Curtains + blinds | 300-800 | 1,000-3,000 | 3,000-8,000 |
| Air-conditioning (2.0HP) | 1,500-2,200 | 2,200-3,500 | 3,500-6,000 |
| Total living room | 3,100-6,400 | 9,800-22,700 | 22,700-57,000 |
Full Condo Renovation Summary (800-1,200 sqft)
| Tier | Kitchen | 2 Bathrooms | Master Bedroom | 2nd Bedroom | Living Room | Electricals + Misc | Total |
|---|---|---|---|---|---|---|---|
| Basic | 8K-15K | 6K-12K | 4K-8K | 4K-8K | 3K-6K | 2K-5K | 27K-54K |
| Mid-Range | 18K-37K | 15K-33K | 8K-16K | 8K-16K | 10K-23K | 5K-10K | 64K-135K |
| Premium | 37K-91K | 34K-98K | 16K-36K | 16K-36K | 23K-57K | 10K-25K | 136K-343K |
Electricals and miscellaneous includes rewiring (RM2K-5K for full unit), light fixtures, data points, and general repairs.
Condo vs Landed — Key Differences
Landed property renovation costs 30-50% more than condo renovation for comparable finish quality. The reasons:
- Larger floor area. A double-storey terrace is typically 1,400-1,800 sqft vs 800-1,200 sqft for a condo. More flooring, more paint, more cabinets.
- Structural work possible. Landed homes allow wall removal, extensions (with approval), roof work. These add RM15K-80K depending on scope.
- Exterior work. Auto gate (RM3,000-8,000), porch tiling (RM2,000-5,000), fencing (RM2,000-6,000), grille work (RM1,500-4,000). Condos have none of these.
- Plumbing complexity. Landed homes have their own water tank, pump, and drainage. Older terraces may need full pipe replacement (RM3,000-8,000).
| Scope | Condo (RM) | Landed Terrace (RM) | Landed Semi-D (RM) |
|---|---|---|---|
| Basic full reno | 25K-50K | 40K-80K | 60K-120K |
| Mid-range full reno | 50K-100K | 80K-160K | 120K-250K |
| Premium full reno | 100K-200K+ | 160K-350K | 250K-500K+ |
Renovation for Rental — What Actually Moves the Needle
Not all renovation spending generates rental returns. Here is what tenants actually pay more for — and what they do not care about:
Worth spending on (rental premium impact):
- Air-conditioning in all rooms — non-negotiable in Malaysia
- Quality kitchen with quartz countertop and working appliances
- Good water pressure (shower pump if needed, RM500-1,200)
- Vinyl plank flooring — clean, modern look at low cost
- Washer/dryer — especially for condo units
- Blackout curtains in bedrooms
Not worth spending on (for rental):
- Expensive feature walls — tenants do not pay extra for a RM8K TV wall
- Premium tiles in common areas — vinyl at RM5 psf looks identical to tiles at RM15 psf in photos
- Custom carpentry beyond functional wardrobes — tenants bring their own furniture
- High-end sanitaryware brands — functional RM600 Cotto toilet works exactly like a RM3,000 Duravit for tenants
How to Budget Renovation Into Your Investment
The renovation cost must be factored into your total entry cost and yield calculation. Here is the formula:
Effective Gross Yield = (Annual Rent) / (Purchase Price + Renovation Cost + Furnishing Cost) x 100
Example: A RM400K condo in Cheras with RM40K mid-range renovation and RM15K furnishing:
- Monthly rent: RM1,800
- Annual rent: RM21,600
- Total cost: RM455,000
- Effective gross yield: 4.75%
Without factoring renovation, the yield looks like 5.4%. With renovation, it drops to 4.75%. That 65 basis point difference is the cost of ignoring renovation in your projections.
For a full breakdown of all property buying costs including renovation, see our true cost of owning Malaysian rental property guide.
Finding Contractors — Practical Tips
- Get 3 quotes minimum. Prices vary 30-50% between contractors for identical scope. Use platforms like Recommend.my, Kaodim, or Facebook groups (Malaysian Renovation Works) to source quotes.
- Check contractor registration. CIDB-registered contractors are required for works above RM500K. For smaller projects, ask for past project photos and client references.
- Payment schedule. Standard is 10% deposit, 30% on material delivery, 30% on mid-completion, 30% on handover. Never pay more than 40% upfront.
- Defect liability period. Insist on a 6-month defect liability clause in the renovation contract. This covers workmanship issues that appear after completion.
- Condo management rules. Submit renovation plans to the JMB/MC. Typical renovation hours are 9am-5pm weekdays only. Deposit ranges from RM500-5,000, refundable upon satisfactory completion.
Timeline Expectations
| Scope | Condo | Landed |
|---|---|---|
| Basic (cosmetic only) | 3-5 weeks | 4-6 weeks |
| Mid-range (kitchen + bathrooms + flooring) | 6-10 weeks | 8-14 weeks |
| Premium (full gut renovation) | 10-16 weeks | 14-24 weeks |
Add 2-4 weeks buffer. Material delays — especially for imported items — are the most common cause of timeline overruns.
Every week your unit is under renovation is a week of lost rental income. A RM1,800/month unit undergoing a 12-week renovation loses RM5,400 in potential rent. Factor this into your renovation decision. For calculating the full impact on your cashflow, use our cashflow calculator.