PropCashflow Directory

The Data Behind
Smarter Property Decisions

We scanned 130,000+ Malaysian sale listings and stress-tested 4,000+ against all 12 recurring costs. Only 1,000+ survived as genuinely cashflow-positive — conventional and Islamic financing compared side-by-side.

130,000+ listings scanned
4,000+ matched with rental data
16 regions covered
1,000+ cashflow-positive survivors
  • Malaysian and PR investors evaluating rental property
  • Singaporean and foreign buyers evaluating Johor or wider Malaysia
  • Muslim investors comparing Islamic vs conventional cashflow
  • Serious buyers who want a pre-filtered shortlist, not a course
Get the Directory — SGD 999 → See Sample Data ↓
What You Get

Everything inside the directory

A single PDF delivered via email — one-time payment, lifetime access to the purchased version.

Full Cashflow Analysis

Monthly instalment, maintenance, taxes, insurance, vacancy, agent fees — all factored into a net cashflow number for every property.

Islamic vs Conventional

Side-by-side comparison with profit rates from Maybank Islamic, CIMB Islamic, Bank Islam. Better option flagged per property.

Transit Proximity

Distance to nearest MRT, LRT, or KTM station for every listing — transit-linked properties rent faster.

Rental Confidence Score

Each rental estimate rated HIGH or MEDIUM based on the number of comparable rentals in the area.

Area Deep Dives

Top cashflow-positive zones analyzed — rental demand drivers, tenant profiles, vacancy rates, growth catalysts.

Acquisition Cost Guide

RPGT, stamp duty, legal fees, and first-time buyer exemptions so you know your total investment upfront.

Format: PDF delivered via email within minutes of purchase.
Access: One-time payment. Lifetime access to the purchased version.
Sample Data

A preview of what's inside

Below is a representative sample from the directory. The full version contains 1,000+ cashflow-positive properties across 16 regions with complete financial breakdowns.

Property Area Price Est. Rent Net Cashflow Yield Best Via Confidence
3-Bed Condo Putrajaya RM 300,000 RM 2,500 +RM 607 10.00% Islamic HIGH
2-Bed Apartment Puchong, Selangor RM 298,000 RM 1,550 +RM 185 6.24% Islamic HIGH
3-Bed Apartment JB, Johor RM 210,000 RM 1,200 +RM 260 6.86% Conv. MEDIUM
3-Bed Condo Kota Damansara, Sel. RM 420,000 RM 2,100 +RM 95 6.00% Islamic HIGH
Studio Apartment Mount Austin, Johor RM 260,000 RM 1,400 +RM 210 6.46% Islamic HIGH
2-Bed Condo Setapak, KL RM 310,000 RM 1,650 +RM 145 6.39% Islamic HIGH
3-Bed Apartment Skudai, Johor RM 195,000 RM 1,100 +RM 230 6.77% Conv. MEDIUM
2-Bed Condo Cheras, KL RM 340,000 RM 1,800 +RM 110 6.35% Islamic HIGH
3-Bed Flat Rawang, Selangor RM 175,000 RM 1,000 +RM 195 6.86% Conv. MEDIUM
2-Bed Apartment Batu Caves, Sel. RM 245,000 RM 1,350 +RM 175 6.61% Islamic HIGH
Showing 10 sample properties — full directory contains 1,000+ across 16 regions Data as of Mar 2026 · OPR 2.75%
Download Sample PDF ↓
Free preview — see the actual directory format before purchasing
Why This Matters

That "5.8% gross yield" is probably costing you RM 822/month

We modeled an RM 800,000 condo at 5.25% gross yield — the kind most agents call "good." After all 12 recurring costs, the owner loses RM 822 every month. Most investors only account for 3 of the 12 costs.

RM 800,000 condo · 5.25% gross yield · 90% LTV · 35-year tenure
Gross rental income+RM 3,500
Mortgage (conventional 4.5%)-RM 3,302
Maintenance + sinking fund-RM 350
Assessment tax + quit rent-RM 120
Fire insurance-RM 50
MRTA (amortized)-RM 80
Vacancy provision (8%)-RM 280
Agent fee provision-RM 58
Furnishing depreciation-RM 82
Net monthly cashflow-RM 822

One bad purchase avoided — one RM 822/month negative-cashflow condo you didn't buy — saves you RM 9,864/year. That's the real value of the directory.

Islamic vs Conventional — same property, different cashflow

Based on RM 365,000 property · Est. rent RM 1,900/mo · 90% LTV · 35-year tenure

Effective rateConv. 4.50%Islamic 4.00%
Monthly instalmentRM 1,555RM 1,455
Protection costMRTA RM 80MRTT RM 75
Total monthly costRM 1,935RM 1,830
Net cashflow-RM 35+RM 70
Why SGD 999

The cost of not knowing

Compare the directory against the cost of doing this research yourself — or the cost of buying the wrong property.

The alternative
Manual research (200+ hrs)~SGD 5,000
Financial advisor~SGD 1,500
Property courseSGD 3–8K
vs
PropCashflow
SGD 999
One-time payment
Get the Directory

Choose your edition

SGD999
~RM 3,350
One-time payment · Lifetime access
Select your edition
You are purchasing: Malaysian Edition

Malaysian / PR Edition includes

  • Standard 1–3% stamp duty calculations
  • Full property selection across all 16 regions
  • Conventional and Islamic financing side-by-side
  • First-time buyer exemption guidance

Foreign Buyer Edition includes

  • 8% stamp duty calculations for foreign buyers
  • MM2H eligibility and visa guidance
  • State consent process and timeline
  • Only properties meeting foreigner minimum price thresholds
  • Especially useful for Singaporeans eyeing Johor near the RTS Link
Non-refundable — please review the sample data above before purchasing

What happens after payment

  1. Complete payment securely on Stripe
  2. Land on the success page immediately
  3. Receive your PDF download link by email within minutes
  4. Any issues? Contact help@propcashflow.my
PDF delivered via email. Lifetime access.
All sales are final. Refund policy →
Estimates only. Not financial, legal, or tax advice. Verify independently before buying property.
FAQ

Common questions

Where does the data come from?
Our directory is based on market data from major Malaysian property portals. Financing rates are pulled 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.
How current is the data?
The directory is compiled from the most recent available market data at the time of purchase. Property listings, rental comparables, and financing rates reflect conditions as of the publication date noted on the directory cover.
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 before making any property purchase.
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 financing.
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.
What exactly do I receive after purchase?
You receive a PDF file delivered via email within minutes of payment. The PDF contains the full directory of cashflow-positive properties for your chosen edition, complete financial breakdowns, area deep dives, and the acquisition cost guide.
Why is it non-refundable?
Because the product is a digital download delivered immediately after purchase. Once you receive the PDF, the sale is complete. We provide sample data above so you can evaluate the product format before buying. If you have questions before purchasing, contact us at help@propcashflow.my.

Stop guessing which properties
actually cashflow.

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