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Analysis

Which localities actually rose

234 localities have enough registered sales to measure honestly, and 197 of them (84%) sold higher in 2024–25 than in 2021–22. The rest did not.

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How this is measured, and why it is not the obvious way

Comparing a locality's median in 2021 against its median in 2025 measures what sold, not what prices did. A year that happened to sell more bungalows reads as a boom. Every figure here is instead computed per property type and then weighted by each type's share of sales, so terraced houses are compared with terraced houses.

The sample floor is doing most of the work. A type must carry at least 40 registered sales in both periods to count. At the floor used for districts, this table led with a locality up 160.9% — a terraced median that ran from RM70,000 on nine sales to RM270,000 on twenty-nine, which is a different set of houses rather than a market. At 40, figures like that stop existing rather than being capped or hidden.

Risen most

LocalityDistrictChangeMedian nowSales counted
Bandar CyberjayaSelangorSepang+38.1%RM 471,500921 type
Bandar Mantin UtamaNegeri SembilanSeremban+36.2%RM 790,0001481 type
Mukim 11PenangSeberang Perai Tengah+34%RM 160,0002432 types
Batang PadangPerakBatang Padang+33.9%RM 233,0004581 type
Mukim 11PenangSeberang Perai Selatan+33%RM 332,500971 type
Hulu YamSelangorHulu Selangor+32.8%RM 320,0003072 types
Mahang BaratKelantanKota Bahru+32.3%RM 258,0001281 type
Ulu BenutJohorKluang+30.4%RM 300,0001161 type
ChenderiangPerakBatang Padang+29.9%RM 236,0003542 types
TeriangPahangBera+28.9%RM 250,0002211 type
Mukim 14PenangSeberang Perai Selatan+28.2%RM 358,0003913 types
Ipoh SelatanPerakKinta+27.1%RM 323,0006252 types
SaiongPerakKuala Kangsar+26.8%RM 298,0001201 type
TangkakJohorTangkak+26%RM 360,0002602 types
Durian TunggalMelakaAlor Gajah+26%RM 305,0009212 types
Kuala Lumpur Town CentreKuala LumpurKuala Lumpur+25.8%RM 1,094,5005,3075 types
SetulNegeri SembilanSeremban+25.3%RM 401,0007383 types
Pekan Puchong JayaSelangorPetaling+25.3%RM 400,0004382 types
LinggiNegeri SembilanPort Dickson+25%RM 200,0001911 type
Bandar SerendahSelangorHulu Selangor+23.9%RM 330,0001,6375 types
Pekan NilaiNegeri SembilanSeremban+23.2%RM 718,000881 type
Bkt RambaiMelakaMelaka Tengah+22.9%RM 295,0001651 type
Padang SidingPerlisPerlis+22.3%RM 230,0001601 type
JorakJohorMuar+21.8%RM 475,0001151 type
Bagan SeraiPerakKerian+21.5%RM 300,0001771 type

Fallen most

A locality can fall while the country rises. These are real declines in like-for-like prices, not a change in what happened to sell.

LocalityDistrictChangeMedian nowSales counted
Tanjung SuratJohorKota Tinggi-50%RM 150,0001581 type
Pantai TimurJohorKota Tinggi-31%RM 365,0001691 type
Mukim 18PenangTimur Laut-25.2%RM 600,0002731 type
Mukim 13PenangSeberang Perai Selatan-23%RM 646,5001071 type
Pekan KajangSelangorHulu Langat-18.6%RM 400,0008394 types
Batu FeringgiPenangTimur Laut-10.8%RM 444,0001561 type
RawangSelangorGombak-10.3%RM 500,0001,8122 types
RantauNegeri SembilanSeremban-10.1%RM 330,0008672 types
Jeram BatuJohorPontian-9.5%RM 648,0002491 type
Pekan JemimaNegeri SembilanPort Dickson-7.6%RM 340,0002481 type
BeranangSelangorHulu Langat-7.6%RM 470,0001,0272 types
Buloh KasapJohorSegamat-7.4%RM 388,0001021 type
Tanjung BungahPenangTimur Laut-7.3%RM 700,0001411 type
Mukim GaliPahangRaub-6.7%RM 278,0001511 type
Pekan Bkt KepayangNegeri SembilanSeremban-6.2%RM 350,0003602 types
Port DicksonNegeri SembilanPort Dickson-5.7%RM 250,0002671 type
IjokSelangorKuala Selangor-5.3%RM 510,0002,3724 types
EndauPahangRompin-5.3%RM 90,0001201 type
Pekan KinraraSelangorPetaling-5.2%RM 746,0001,1413 types
Bandar Sri SendayanNegeri SembilanSeremban-4.6%RM 460,0007272 types
Tanjung TokongPenangTimur Laut-3.9%RM 519,0001751 type
Kota Lama KiriPerakKuala Kangsar-3.4%RM 254,0001011 type
Bdr SunwaySelangorPetaling-2.5%RM 585,0008874 types
KajangSelangorHulu Langat-2%RM 425,0001,2494 types
Mukim 12PenangBarat Daya-1.9%RM 440,0001,5385 types

Reading this honestly

  • Most localities are absent, and that is the point. A place with too few sales of any one type cannot be measured, and a number invented for it would rank alongside the measured ones as though it meant the same thing.
  • “Sales counted” is not the locality's total volume — it counts only sales in types that cleared the floor.
  • Registration lags the sale by months, so 2024–25 is still filling in. It is compared against a fully settled 2021–22, which if anything understates recent movement.
  • This cannot tell “prices fell” apart from “a cheaper development started selling here”. Both are real changes in what a buyer pays in that locality, but only the first is the market moving.
  • A rise is not a recommendation. Somewhere that has already risen 30% is not thereby a better place to buy than somewhere that has not.

District-level figures, on the same method, are on each area profile. To see what two specific developments did, use compare.