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How far below market do Malaysian auctions actually go?

Across 421 current lots with a comparable, the median auction reserve sits 30% below market. This page recomputes from the live auction table every time it loads, so the figures below are not a snapshot from an article written months ago.

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Median discount30%
Median reserveRM 295,000
Lots at 40%+ off24%
Lots analysed421

What the number actually means

A reserve price is a floor, not a sale price. Competitive lots clear well above reserve, so a 30% median discount is the starting gap, not the saving you should expect to bank.

The discount also has to absorb everything a normal purchase does not: outstanding utilities and assessment, possible arrears, legal costs on both sides, and repairs on a property you may never see inside. 24% of lots are marked down 40% or more — at that depth the discount usually reflects a title, occupancy or arrears problem rather than a bargain.

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Discount by state

States with at least 15 comparable lots, deepest discount first.

StateMedian discountMedian reserve40%+ offLots
Kelantan−49%RM 307,50055%20Sabah−42%RM 178,00070%20Melaka−34%RM 218,70029%21Pahang−34%RM 273,15018%22Selangor−32%RM 304,55028%176Penang−31%RM 244,25318%22Kuala Lumpur−28%RM 360,00010%49Johor−27%RM 350,00014%21Negeri Sembilan−27%RM 230,0004%23Perak−26%RM 217,8004%26

Kelantan carries the deepest median discount at 49%, against 26% in Perak. A wider discount is not automatically a better market — it usually tracks how hard the underlying stock is to resell.

Discount by property type

Property typeMedian discountMedian reserve40%+ offLots
Apartment−28%RM 203,75016%58Service Apartment−28%RM 318,40026%421 Storey Terrace House−28%RM 214,65012%422 Storey Terrace House−27%RM 438,70014%72Condominium−27%RM 326,5005%22

How this is measured

  • Every lot currently in the auction table with both a reserve price and a comparable is included — 421 of 4,281 on record.
  • Medians, not averages: a handful of deeply discounted lots would drag a mean well below what a typical buyer sees.
  • Groups with fewer than 15 lots are excluded, because a median over a smaller sample describes the sample rather than the market.
  • Registered sold prices come from the NAPIC/JPPH dataset behind the transaction explorer.

A discount is not a valuation. Comparable-based gaps ignore condition, floor level, tenure, occupancy and forced-sale terms. Read the Proclamation and Conditions of Sale for any lot before treating its reserve as a bargain.