Market analysis
Malaysia property market
National direction, state medians and district activity from registered NAPIC/JPPH transactions, with publication-lag caveats kept visible.
National medianRM 400,000
2021–2025 direction+5.4%2025 still registering
Registered records509,475
District coverage131
National median trend
202120222023202420252026
The last two years are still filling in. Registrations reach JPPH months after the sale, so a recent year holds only part of what eventually lands: 2023 carries 143,477 records, 2024 currently 108,926, and 2025 just 42,309. A dip at the right-hand end is usually the lag rather than the market. The 2021 figure is genuinely low — the movement-control year — not incomplete.
State benchmark
Median price, PSF and volume
StateMedianPSFDirectionRecords
SelangorRM 495,000RM 401+5.6%141,433JohorRM 485,000RM 374+15.8%93,790PerakRM 280,000RM 257+11.5%47,632Kuala LumpurRM 650,000RM 579+13.1%41,622PenangRM 410,000RM 379+9.2%39,561Negeri SembilanRM 355,000RM 297+4.8%28,997KedahRM 288,000RM 286+15.1%27,451MelakaRM 300,000RM 264+10.8%22,377PahangRM 289,000RM 276+6.7%20,716SarawakRM 410,000RM 350+10.3%14,455TerengganuRM 326,000RM 286+10.7%10,799SabahRM 400,000RM 367+3.9%9,473KelantanRM 310,000RM 286+11.3%7,511PerlisRM 280,000RM 266+9%2,330PutrajayaRM 714,000RM 529+13.2%877LabuanRM 450,000RM 353+4.2%451Composite signal
Market activity score
A 0–100 composite of registered sale volume, five-year price momentum, auction pressure and forward project supply. It measures activity, not demand — demand needs listing-side data we do not collect.
DistrictScoreLiquidityMomentumAuction pressurehigher is calmer
Johor BahruJohor · 61,501 sales711006165KulaiJohor · 7,565 sales67896165Seberang Perai UtaraPenang · 6,488 sales67867945Bahagian KuchingSarawak · 5,597 sales67825341Bahagian MiriSarawak · 3,510 sales67766041MuarJohor · 3,297 sales66757665Kuala MudaKedah · 11,900 sales65927034Seberang Perai TengahPenang · 8,627 sales64906445KulimKedah · 6,296 sales62857034KintaPerak · 22,022 sales60965721District signals
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