What official numbers say about home prices, supply, sales, loans and incomes in Malaysia, one question at a time.用官方数据，一题一题讲清楚房价、供应、销售、贷款和收入。
Page built 21 Oct 2026Latest house price index Q2 2026 (preliminary)Latest loans data Aug 2026
1House prices · 房价
Slowly now: Malaysia's house price index is up 0.9% on a year ago; Johor leads at 3.6%, Selangor is 1.1% lower.
Index since 2010 指数（2010 = 100）All house types · 2010 = 100
Change each year 每年涨跌Yearly average vs the year before
Prices roughly doubled from 2010 to 2017, then went almost flat. Today you are not racing a fast-rising market in Kuala Lumpur, Selangor or Penang, so there is time to compare. Johor is the exception and has risen fastest for years.
The latest quarter is preliminary (marked P, hollow dot): NAPIC can revise it next quarter.
Source: NAPIC (JPPH), Malaysian House Price Index Q2 2026P, tables CHANGE, 1.1, 1.3, 2.1, 2.3, 3.1, 3.2, 4.1, 4.3 (napic.jpph.gov.my, downloaded 20 Oct 2026). Change over 12 months computed from the index. Area lines: high-rise index, except Johor Bahru (terraced; NAPIC publishes no Johor Bahru high-rise index).
2Price vs inflation · 房价与通胀
Since 2010, yes: house prices rose about 5.6% a year, everyday prices about 2.0%. In the last 12 months homes fell behind (−1.1% after inflation).
After inflation, last 12 months扣除通胀后（12个月）House price change minus inflation, each quarter
Over 16 years a home held its value against inflation with room to spare, but almost all of that gain came before 2018. Lately, prices have grown about as fast as, or slower than, the cost of living. Buy for use and long holding, not for a quick gain.
Sources: NAPIC MHPI Q2 2026P (table CHANGE, Malaysia all house, 2010 = 100); DOSM Consumer Price Index, headline, overall, monthly, Jan 2010 to Sep 2026 (data.gov.my, CC BY 4.0, downloaded 21 Oct 2026). CPI quarterly = average of 3 months; both lines start at 2010 average = 100. Real change = (1 + house price change) ÷ (1 + CPI change) − 1.
3Area to area · 区域差距
A lot: a typical condo sold in Mukim Batu, KL for RM900,000, in Hulu Langat for RM320,000. New launches also ask far more per sq ft than resales next door.
What condos actually sold for, Q2 2026实际成交中位价NAPIC median price per unit (line = middle half of sales). Areas with 10+ sales.
New launch vs resale, per sq ft新盘开价 vs 二手成交（每平方尺）Same locality. Resale = NAPIC recorded sales; new launch = developers' asking psf on this portal.
The area you pick moves the price more than almost anything else. And a new launch usually asks 35% to 125% more per sq ft than older condos that resold nearby. That premium pays for newer facilities and finishes; check whether you need them before you pay it.
Sources: NAPIC Residential Prices Quarterly Update Q2 2026, condominium/apartment, RM per unit (napic.jpph.gov.my, downloaded 20 Oct 2026); resale psf: NAPIC open transaction data, completed condominium/apartment resales, Jan 2024 to May 2026, as processed for the psf value map; new-launch psf: developers' price lists (project data 14 Oct 2026). NAPIC does not publish psf in its quarterly price table.
4Supply & overhang · 供应与滞销
In some areas, yes: Mukim Kuala Lumpur and Klang have new condos coming equal to about a third of what already stands, and unsold finished homes rose 23% in a year.
Condos coming vs condos standing在建＋计划 vs 现有Units, Q2 2026. Bar = under construction + planned; right = as % of existing.
Finished but unsold (overhang)已完工未售出Units, Malaysia, as stated in the NAPIC H1 2026 report (H2 2025 residential not stated)
Where a lot is still coming, you have more choice and more room to negotiate, and rents face more competition when those units complete. Serviced apartments make up much of the unsold stock in Kuala Lumpur and Johor: check how many units in the same building or street are still unsold.
Sources: NAPIC Residential Property Stock Table Q2 2026, condominium/apartment (napic.jpph.gov.my, downloaded 20 Oct 2026); NAPIC Property Market Status Report H1 2026, summary tables p.7–8 and report text (napic.jpph.gov.my, downloaded 21 Oct 2026). Overhang = completed with CCC and unsold more than nine months after launch (NAPIC definition). Serviced apartments are counted as commercial property by NAPIC.
5New-launch take-up · 新盘销售
Slowly: across Malaysia only 16% of homes launched in the past year sold within 3 months; for homes priced above RM500,000 it was 8% to 23%.
Sold within 3 months, by state三个月内售出比例（按州）Launched Q3 2025 – Q2 2026, all home types
Sold within 3 months, by price三个月内售出比例（按价位）Malaysia, all home types, same four launch quarters
Most launches still have units left months later, so "selling fast" claims deserve a check. Slow sales give buyers time to compare layouts and ask for the developer's latest package. Homes priced RM300,000 to RM400,000 sell fastest.
Source: NAPIC Table New Launches Q2 2026 (newly launched residential units and sales performance, launched Q3 2025 – Q2 2026), napic.jpph.gov.my, downloaded 20 Oct 2026. Rate = units sold within 3 months of launch ÷ units launched, added over the four launch quarters. Price bands under 100 units launched get no rate.
6Mortgages · 房贷
Demand is steady, approvals are not: Jan–Aug 2026 home-loan applications were 1% above a year earlier, approvals 4% lower. The OPR is 2.75%.
Home-purchase loans, per month每月房贷申请与批准RM billion, banking system, Jul 2021 – Aug 2026
Overnight Policy Rate隔夜政策利率Bank Negara Malaysia decisions, 2009 – Sep 2026
Get a loan in principle before you book: in a typical month banks approve about 4 ringgit for every 10 applied. Loan rates follow the OPR, which has stayed at 2.75% since July 2025; each 0.25 point move changes the monthly instalment a little, and the loan calculator shows how much.
Sources: Bank Negara Malaysia, Monthly Highlights & Statistics, August 2026, tables 1.10 and 1.12, "Purchase of Residential Property" (bnm.gov.my, downloaded 21 Oct 2026); OPR: BNM Open API (api.bnm.gov.my, 21 Oct 2026). Approved ÷ applied compares totals in the same month; approvals can relate to earlier applications, so it is a rough guide.
7Rent vs price · 租金与房价
Gross yield = a year's rent ÷ price. We do not publish area rents here yet, because we could not get dated asking rents we can check.
Left out on purpose. We only show asking rents taken from a public listing site on a stated date. On 21 Oct 2026 the two main listing sites refused automated access (HTTP 403), so there is no rent table on this page. No figure here is estimated. 暂不公布各区租金：没有可核实、注明日期的挂牌租金就不写。
Gross yield = monthly rent × 12 ÷ purchase price. A RM600,000 unit renting at RM2,000 a month: 24,000 ÷ 600,000 = 4.0% gross.
Net yield takes off what you pay as owner: maintenance and sinking fund, assessment, quit rent, insurance, repairs and months without a tenant. Asking rents are what landlords ask, not what tenants end up paying.
Compare the yield with your loan rate: if the yield is lower, the rent will not cover the instalment and you top up each month.
8Population & income · 人口与收入
A typical condo costs 5.4 years of median household income in Penang's Timur Laut, 4.2 in Kuala Lumpur and 2.3 in Hulu Langat.
Years of median household income for the median condo房价 ÷ 家庭年收入中位数Lower is easier. Lines at 3.0 (affordable) and 5.1 (severely unaffordable) follow Bank Negara's median-multiple method.
Where the ratio is near 3, a median household can buy a median condo; above 4, most households stretch or buy smaller. Fast-growing districts (population up 9% since 2020 in Klang and Hulu Langat) bring tenants and shops, but also more new supply.
Sources: NAPIC Residential Prices Q2 2026 (median condominium/apartment price); DOSM household income by district, HIES (data.gov.my, 2024; Kuala Lumpur 2022, its latest row); DOSM population by district, annual estimates (data.gov.my, downloaded 21 Oct 2026); method and thresholds: Bank Negara Malaysia Annual Report 2016, box article on housing affordability (bnm.gov.my). Kulai is left out (fewer than 10 condo sales in Q2 2026).
9Outlook scenarios · 情景推算
If the next 3 years repeat the range seen since 2019, a RM500,000 KL home would be worth about RM477,000 to RM563,000. Scenarios, not forecasts.
How it is worked out算法
For every quarter from 2019 Q1 to now, take the yearly growth over the 3 years before it:
(index now ÷ index 3 years earlier)^(1/3) − 1
Lowest = pessimistic, median = base, highest = optimistic. Path: latest index × (1 + rate)^years.
Even the optimistic path is modest, so plan your purchase on what you can afford and use, not on resale profit. What could push towards the pessimistic path: the supply still coming (section 4), slow take-up (section 5) and stricter loan approvals (section 6). These paths only replay past index growth; they are not a forecast and not a promise of any return.
Source: NAPIC MHPI Q2 2026P, all house, Kuala Lumpur (table 1.1) and Selangor (table 2.1), 2010 = 100. The starting point (Q2 2026) is preliminary. Calculation by propertyportal.my; scenarios, not forecasts.
10Price-change tracker · 调价追踪
Of 137 projects in our database feed, 3 had their recorded starting price changed since 11 Oct 2026.
Every change in the committed data每一次记录变动Newest first. Date = when the change was committed to the live site.
Starting price over time起价走势Only real committed values, dated by commit
A change here is either the developer repricing or our record being corrected to the latest price list; the note under each line says which. Starting prices usually belong to one small or low-floor unit, so ask for the price of the exact unit you want.
Source: git history of the live propertyportal.my site (files src/utils/mpdFeed.ts, the database feed from 11 Oct 2026, and src/constants/mockData.ts, the earlier hand-entered list), read on 21 Oct 2026; saved as official/price_history.json. Changes are only counted between two versions of the same file.
10Completion timeline · 完工时间轴
The big wave is 2029: 34 projects on this portal, about 26,400 homes, are due that year.
Units completing, by area各区完工单位2025
If you plan to rent out, many units in your area completing the same year means more competition for tenants at handover. If you buy to live in, check the expected year against when you need the home; completion years are developers' expected dates.
Source: propertyportal.my project data (developers' expected completion year and total units, database export 14 Oct 2026). Units = the first figure the developer lists (residential where split). Projects with no year (8) or completing after 2030 are not shown. Map: © OpenStreetMap contributors, OpenFreeMap.
11Value vs convenience · 性价比 vs 交通
Yes, sometimes: 12 projects are within a 10-minute walk of a station and ask less per sq ft than their area's average.
The red dots are worth a closer look: you get the station without paying the area's top prices. Below average can also mean a smaller site, older-style layouts or a busier road, so open the project and check what is behind the number. Click a dot to open the project.
Walking minutes: OpenStreetMap walking route (FOSSGIS foot router, routing.openstreetmap.de, 21 Oct 2026) from each project pin to the closest of its 3 nearest Rapid KL LRT/MRT/Monorail/BRT stations (station locations: GTFS, data.gov.my). KTM and ERL stations are not included. Asking psf = middle of each developer's price-list range; area average from the psf value map (areas with 2+ projects). Projects over 45 minutes away sit on the right edge.