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%
Registered records499,911
District coverage131
National median trend
202120222023202420252026
The latest period is partial. Registration lag can make recent volume look artificially low.
State benchmark
Median price, PSF and volume
StateMedianPSFDirectionRecords
SelangorRM 494,000RM 400+15.2%139,409JohorRM 485,000RM 373+15.9%92,274PerakRM 280,000RM 257+25.6%46,660Kuala LumpurRM 650,000RM 579+33.3%40,797PenangRM 410,000RM 379-9.5%38,804Negeri SembilanRM 356,000RM 297-15.2%28,436KedahRM 287,000RM 285+5.3%26,837MelakaRM 300,000RM 263+4.3%21,951PahangRM 289,000RM 275+14.8%20,267SarawakRM 409,000RM 350+11.7%14,113TerengganuRM 325,000RM 285+19.8%10,365SabahRM 400,000RM 367+43.8%9,220KelantanRM 308,000RM 283+45%7,181PerlisRM 280,000RM 265+14.1%2,295PutrajayaRM 713,000RM 530-15.3%861LabuanRM 450,000RM 352+28.6%441Composite 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. How this is calculated
DistrictScoreLiquidityMomentumAuction pressure
PetalingSelangor · 46,335 sales849910069higher is calmerJohor BahruJohor · 60,686 sales831008686higher is calmerKuala LumpurKuala Lumpur · 40,797 sales829810064higher is calmerBahagian KuchingSarawak · 5,477 sales82828177higher is calmerKota KinabaluSabah · 2,626 sales827210067higher is calmerSeberang Perai UtaraPenang · 6,376 sales80869881higher is calmerKintaPerak · 21,560 sales79969266higher is calmerManjungPerak · 7,123 sales798810066higher is calmerSandakanSabah · 1,706 sales796510067higher is calmerKuantanPahang · 11,319 sales78929270higher is calmerDistrict signals
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