Kulai
The median registered price in Kulai, Johor is RM 460,000 (RM 369 psf), from 7,565 NAPIC/JPPH registered sales up to Jun 2026. Prices are what buyers paid and lodged with JPPH, not what sellers advertised.
Ask AI about this areaMedian price in Kulai
Recent quarters remain provisional because NAPIC registrations can lag. The district median is descriptive evidence, not a formal valuation.
What the median here asks of a buyer
On the district median of RM 460,000, with a 10% deposit over 30 years at 4.2%.
| Monthly instalment | RM 2,025 |
|---|---|
| Cash needed before keys | RM 62,100 |
| Gross income needed | RM 4,115/mo |
| Years of local income | 4.6× — seriously unaffordable against RM 8,406/mo median household income here, DOSM 2024 |
The instalment and the cash are arithmetic. The income figure assumes a 60% debt-service ratio and no other commitments — a car loan or a card balance raises it, often sharply. Years of local income makes no assumption about lending at all, which is why both are shown. Run your own numbers.
Reported crime
In 2023, 0.87 reported crimes per 1,000 residents in Kulai — below the national 1.57. Break-ins ran at 0.18 per 1,000, against 0.35 nationally.
Reported crime is what reached the police, not all crime, and it is per resident, so busy centres read high. It describes the whole district, not any one street. Every district compared.
Flood damage to homes
DOSM recorded RM2.06M of flood damage to homes in Kulai over 2021–2025 — about RM 27 for every home, against RM 306 nationally. 88 of 125 areas recorded more per home. Homes here were damaged in 4 of the 5 years; the worst was 2025, at RM1.34M.
These are losses assessed after floods that happened, not a forecast. A district is a large area and flooding is local — most homes in even the worst-hit districts were never touched — so this cannot say whether a particular street floods. Every district compared.
What it rents for
Across Johor, landlords advertise a whole home at a median of RM 2,000/month, which is a gross yield of 4.9% against the state's registered median price — from 15,510 advertised homes.
This is Johor, not Kulai. Rental listings are filed under suburb names that do not map onto the register's districts, so a district-level rent would have to be guessed. The rent is what landlords ask; the price is what buyers paid and lodged — so the yield is half advertised and half registered, and it is a gross figure before maintenance, assessment, vacancy and agent fees. Full rental yield analysis.
Recent registered sales
Localities in Kulai
Every mukim here with at least 30 registered sales, enough for a median of its own, by number of sales.
Busiest streets in Kulai
The 30 streets with the most registered sales, of 83 here with at least ten.
Largest projects in Kulai
The 10 largest of 286 developments the KPKT/TEDUH register lists here, by planned units.
Questions about Kulai
What is the median property price in Kulai?
The median registered sale price in Kulai, Johor is RM 460,000, or RM 369 per square foot, across 7,565 sales recorded by NAPIC/JPPH. It is what buyers paid and registered, not asking prices.
Are property prices in Kulai going up?
The median registered price in Kulai moved +18.6% from 2021 to 2025, on NAPIC/JPPH sales. Recent quarters are provisional because registrations lag the sale.
What type of property sells most in Kulai?
2 - 2 1/2 Storey Terraced makes up 32% of registered sales in Kulai, the largest share of any property type.
What income do you need to buy a home in Kulai?
About RM 4,115 a month in gross household income to buy at the Kulai median of RM 460,000, with a 10% deposit over 30 years at 4.2%, for an instalment of RM 2,025 a month. A bank's own assessment, and any other loans, change it.
Does Kulai flood?
DOSM recorded RM2.06M of flood damage to homes in Kulai from 2021 to 2025, about RM 27 per home against RM 306 nationally, with homes damaged in 4 of the 5 years. That is the district as a whole; it cannot say whether a particular street floods.
What is the crime rate in Kulai?
In 2023, Kulai had 0.87 reported crimes per 1,000 residents, below the national 1.57, from PDRM figures and DOSM population. Reported crime is what reached the police, not all crime.