What income do you actually need, district by district? Buying the median home in Putrajaya needs about RM 6,378 a month before tax. In Rompin the same median needs RM 1,341 — a gap of 5×. Every figure is derived from registered sold prices, and recomputes when the data does.
Districts ranked 104
Highest bar RM6k Putrajaya
Lowest bar RM1k Rompin
National median home RM400k
The assumptions, stated The instalment is arithmetic: a 10% deposit, 4.2% over 30 years. The income figure is the contestable part, because it depends on a debt-service ratio the bank chooses. This table uses 60% of net income and assumes no other commitments — a car loan, a card balance or a PTPTN repayment raises the bar, often sharply. Gross is estimated at net ÷ 0.82, covering EPF and tax.
A median is not a listing. Half the homes registered in a district sold below these prices and half above, and the mix of property types differs between districts. Treat a row as the shape of a district, then check the actual transactions for what you would buy.
Income needed, by district Ranked by the gross monthly income the median home demands. Districts with fewer than 200 registered sales are excluded, because a median over a handful of sales describes those sales rather than the district.
District Median price Monthly instalment Gross income needed Cash upfront
Putrajaya Putrajaya · 861 sales RM713k RM 3,138 RM 6,378 RM96k Kuala Lumpur Kuala Lumpur · 40,797 sales RM650k RM 2,861 RM 5,815 RM88k Petaling Selangor · 46,335 sales RM600k RM 2,641 RM 5,367 RM81k Sepang Selangor · 9,581 sales RM551k RM 2,425 RM 4,929 RM74k Johor Bahru Johor · 60,686 sales RM530k RM 2,333 RM 4,741 RM72k Barat Daya Penang · 5,462 sales RM499k RM 2,196 RM 4,463 RM67k Klang Selangor · 22,367 sales RM490k RM 2,157 RM 4,383 RM66k Pontian Johor · 1,651 sales RM489k RM 2,152 RM 4,374 RM66k Hulu Langat Selangor · 27,059 sales RM470k RM 2,069 RM 4,205 RM63k Muar Johor · 3,191 sales RM470k RM 2,069 RM 4,205 RM63k Gombak Selangor · 14,457 sales RM465k RM 2,047 RM 4,160 RM63k Kulai Johor · 7,456 sales RM460k RM 2,025 RM 4,115 RM62k Labuan Labuan · 441 sales RM450k RM 1,981 RM 4,026 RM61k Kuala Langat Selangor · 6,545 sales RM448k RM 1,972 RM 4,007 RM60k Tangkak Johor · 1,900 sales RM402k RM 1,769 RM 3,596 RM54k Seremban Negeri Sembilan · 19,962 sales RM400k RM 1,760 RM 3,578 RM54k Batu Pahat Johor · 5,435 sales RM400k RM 1,760 RM 3,578 RM54k Lahad Datu Sabah · 466 sales RM400k RM 1,760 RM 3,578 RM54k Timur Laut Penang · 12,568 sales RM398k RM 1,752 RM 3,560 RM54k Penampang Sabah · 1,315 sales RM398k RM 1,752 RM 3,560 RM54k Tawau Sabah · 1,055 sales RM385k RM 1,694 RM 3,444 RM52k Sandakan Sabah · 1,706 sales RM371k RM 1,633 RM 3,318 RM50k Kuala Nerus Terengganu · 1,455 sales RM370k RM 1,628 RM 3,310 RM50k Bandar Baru Kedah · 230 sales RM363k RM 1,598 RM 3,248 RM49k Raub Pahang · 940 sales RM362k RM 1,591 RM 3,234 RM49k Kota Tinggi Johor · 3,015 sales RM360k RM 1,584 RM 3,221 RM49k Tumpat Kelantan · 545 sales RM360k RM 1,584 RM 3,221 RM49k Langkawi Kedah · 474 sales RM360k RM 1,584 RM 3,221 RM49k Keningau Sabah · 328 sales RM350k RM 1,540 RM 3,130 RM47k Bentong Pahang · 1,262 sales RM345k RM 1,518 RM 3,087 RM47k Kota Setar Kedah · 4,506 sales RM341k RM 1,501 RM 3,050 RM46k Kota Bahru Kelantan · 2,687 sales RM340k RM 1,496 RM 3,041 RM46k Dungun Terengganu · 1,548 sales RM340k RM 1,496 RM 3,041 RM46k Marang Terengganu · 1,385 sales RM335k RM 1,474 RM 2,996 RM45k Putatan Sabah · 286 sales RM335k RM 1,474 RM 2,996 RM45k Bachok Kelantan · 633 sales RM330k RM 1,452 RM 2,952 RM45k Tuaran Sabah · 362 sales RM328k RM 1,444 RM 2,934 RM44k Kerian Perak · 1,562 sales RM320k RM 1,408 RM 2,862 RM43k Pokok Sena Kedah · 339 sales RM320k RM 1,408 RM 2,862 RM43k Muallim Perak · 1,119 sales RM316k RM 1,391 RM 2,827 RM43k Yan Kedah · 201 sales RM315k RM 1,386 RM 2,818 RM43k Kulim Kedah · 6,164 sales RM314k RM 1,380 RM 2,805 RM42k Kinta Perak · 21,560 sales RM310k RM 1,364 RM 2,773 RM42k Kluang Johor · 6,177 sales RM310k RM 1,364 RM 2,773 RM42k Besut Terengganu · 910 sales RM310k RM 1,364 RM 2,773 RM42k Machang Kelantan · 590 sales RM304k RM 1,338 RM 2,720 RM41k Papar Sabah · 494 sales RM300k RM 1,320 RM 2,684 RM41k Bagan Datuk Perak · 393 sales RM299k RM 1,316 RM 2,674 RM40k Kuantan Pahang · 11,319 sales RM298k RM 1,312 RM 2,666 RM40k Tanah Merah Kelantan · 555 sales RM295k RM 1,298 RM 2,639 RM40k Segamat Johor · 2,388 sales RM288k RM 1,268 RM 2,577 RM39k Pasir Mas Kelantan · 824 sales RM288k RM 1,265 RM 2,572 RM39k Kubang Pasu Kedah · 2,083 sales RM285k RM 1,254 RM 2,550 RM38k Mersing Johor · 375 sales RM285k RM 1,254 RM 2,550 RM38k Perlis Perlis · 2,295 sales RM280k RM 1,232 RM 2,505 RM38k Pendang Kedah · 319 sales RM280k RM 1,232 RM 2,505 RM38k Temerloh Pahang · 1,991 sales RM270k RM 1,188 RM 2,416 RM36k Jerantut Pahang · 754 sales RM270k RM 1,188 RM 2,416 RM36k Manjung Perak · 7,123 sales RM268k RM 1,180 RM 2,398 RM36k Kemaman Terengganu · 2,655 sales RM268k RM 1,180 RM 2,398 RM36k Kuala Krai Kelantan · 372 sales RM268k RM 1,180 RM 2,398 RM36k Alor Gajah Melaka · 4,688 sales RM267k RM 1,175 RM 2,389 RM36k Jasin Melaka · 4,608 sales RM266k RM 1,171 RM 2,379 RM36k Kampar Perak · 2,116 sales RM265k RM 1,166 RM 2,371 RM36k Port Dickson Negeri Sembilan · 4,690 sales RM264k RM 1,162 RM 2,362 RM36k Gua Musang Kelantan · 439 sales RM263k RM 1,158 RM 2,352 RM36k Kuala Muda Kedah · 11,665 sales RM260k RM 1,144 RM 2,326 RM35k Rembau Negeri Sembilan · 647 sales RM260k RM 1,144 RM 2,326 RM35k Pekan Pahang · 642 sales RM260k RM 1,144 RM 2,326 RM35k Pasir Puteh Kelantan · 469 sales RM260k RM 1,144 RM 2,326 RM35k Jempol Negeri Sembilan · 1,133 sales RM258k RM 1,136 RM 2,309 RM35k Baling Kedah · 693 sales RM256k RM 1,127 RM 2,290 RM35k Bera Pahang · 681 sales RM255k RM 1,122 RM 2,280 RM34k Kuala Pilah Negeri Sembilan · 851 sales RM252k RM 1,109 RM 2,254 RM34k Lipis Pahang · 605 sales RM252k RM 1,109 RM 2,254 RM34k Tampin Negeri Sembilan · 940 sales RM250k RM 1,100 RM 2,237 RM34k Maran Pahang · 479 sales RM250k RM 1,100 RM 2,237 RM34k Hulu Perak Perak · 547 sales RM248k RM 1,091 RM 2,218 RM33k Hilir Perak Perak · 2,825 sales RM247k RM 1,087 RM 2,210 RM33k Jelebu Negeri Sembilan · 213 sales RM243k RM 1,069 RM 2,173 RM33k Rompin Pahang · 1,050 sales RM150k RM 660 RM 1,341 RM22k What this does not say It is not a bank decision. Lenders assess income, existing debt and employment differently, and two banks will not agree on the same file. The rate is today's assumption, not a forecast. A one-point move changes the instalment by roughly 12% over a 30-year tenure. Upfront cash excludes renovation, furnishing and the moving costs that follow. It covers the deposit plus the usual legal, duty and stamping charges. First-home relief can remove much of the duty below RM500,000, which the fees calculator handles properly. Run your own numbers in the affordability calculator , which lets you set your real income, commitments and DSR rather than these defaults.