Houses and apartments for sale in Kuala Lumpur: prices and advice

In Kuala Lumpur, a house costs considerably more than an apartment. According to the official price index published by NAPIC, the National Property Information Centre, a terrace house sold for an average of 977,286 ringgit (MYR) in the second quarter of 2026, a semi-detached house for MYR 2.38 million and a detached house for MYR 2.85 million. A high-rise apartment, meanwhile, was worth MYR 562,326 on average.

Kuala Lumpur is the most expensive market in the country across all categories: MYR 825,282 on average for a home, compared with MYR 506,317 for Malaysia as a whole. Many buyers who want a house with a garden therefore also look at the neighbouring towns of Selangor State, where semi-detached and detached houses cost two to three times less.

Here are the prices by property type, the areas to look in, what market professionals say and the steps of a purchase.

House or apartment: what you can find in Kuala Lumpur

Supply is split between two main families of property, which Malaysians distinguish with the terms "landed" (with land) or "high-rise":

• The terrace house: a row house, on one or more floors, the entry level of "landed".
• The semi-detached house: two houses joined together, each on its own share of land.
• The detached house (or bungalow): a stand-alone house on its own plot, the top end of the market.
• The condominium or serviced apartment: an apartment in a residential development, often with a pool, gym and security. It is the most common format in the centre.

House prices in 2026

Kuala Lumpur, the most expensive in the country

NAPIC's MHPI report for the second quarter of 2026 gives the following average prices for the Federal Territory of Kuala Lumpur:

• Terrace house: MYR 977,286, up 1.4% over one year;
• Semi-detached house: MYR 2,380,654, up 4.1%;
• Detached house: MYR 2,849,001, up 9.4%;
• High-rise apartment: MYR 562,326 on average, with MYR 611,069 in the centre, MYR 578,009 in the north and MYR 415,242 in the south of the city.

Across Malaysia as a whole, a terrace house is worth MYR 491,820 on average, a semi-detached house MYR 764,694 and a detached house MYR 691,449.

Selangor, the alternative for a house with land

Selangor State surrounds Kuala Lumpur and includes towns such as Petaling Jaya, west of the capital. Average prices there are considerably lower: MYR 634,465 for a terrace house, MYR 1,051,114 for a semi-detached house and MYR 892,538 for a detached house. For the same budget, you often find more space and a garden there, at the cost of a longer commute to the centre.

Where to look in the capital

The areas most in demand among foreign families combine secure developments, international schools and access to the centre:

• Mont Kiara and Sri Hartamas: residential neighbourhoods popular with families, with international schools and shopping centres; Sri Hartamas is a little more affordable.
• Bangsar: a cosmopolitan atmosphere, cultural life and good light rail (LRT) service.
• Ampang: in the east, spacious homes at more reasonable prices, near the embassies.
• KLCC and Bukit Bintang: the heart of the city, mostly high-end condominiums, rarely houses.
• Petaling Jaya: a neighbouring city, good value for money for families looking for space.

What the professionals say

The market is stable rather than growing strongly. In The Star in August 2026, the head of JLL Malaysia estimates that the recent price rise, around 1.7%, remains below inflation, and expects neither a correction nor a marked recovery by the end of the year. An analyst quoted by the same newspaper believes that houses in established, well-served neighbourhoods should hold up well, while apartments face stiffer competition because of existing supply.

According to Knight Frank, the Klang Valley (Kuala Lumpur, Putrajaya and Selangor) recorded 13,906 home sales in the first quarter of 2026, worth MYR 9.3 billion, the majority between MYR 100,000 and MYR 300,000. On the apartment side, the stock of condominiums and serviced apartments in sought-after areas reached 126,991 units in the first half of 2026. Professionals also point to unsold small new apartments, sometimes under 600 square feet (about 56 m²), designed more for short-term rental than for a family.