In Malaysia, there are 13 states, which consist of Johor, Kedah, Kelantan, Malacca, Negeri Sembilan, Pahang, Penang, Perak, Perlis, Sabah, Sarawak, Selangor and Terengganu. Each state has their own legislative assembly to form laws and state government who runs the state.
In addition, there are three federal territories – capital city Kuala Lumpur, administrative capital Putrajaya and Labuan Island – under the federal government, which has the power to pass laws for the whole of Malaysia.
With each state and territory characterised by different populations, property supply and demand, infrastructure development and geographical location, the prices of homes and income needed to own a home in these states and territories would vary accordingly.
Income You Need To Buy A Home In Every State
In determining home affordability in Malaysia, the general rule of thumb is that your monthly home repayments should not exceed 30% or a quarter of your monthly salary.
This is aligned with the Credit Counselling and Debt Management Agency’s recommendation to keep monthly loan commitments to 30% to 40% of your monthly income.
To be prudent, we will calculate that your monthly home repayments would be around 25% to 30% of your monthly salary.
We will also apply several of the following assumptions in our calculations.
- Buyers pay a minimum downpayment of 10% for the home without taking into account the buyers’ loan eligibility and financial capability.
- Buyers take a 30-year home loan tenure with an interest of 4% to determine the monthly repayments.
- Not taking into consideration of other costs of buying a home such as stamp duty fee, memorandum of transfer (MOT) fee and maintenance fees.
These assumptions may not apply to everyone. Each homebuyer’s financial situation is different and has their own requirements when buying a house.
For this article, we will look at the average home prices in each territory and state capital, the city that serves as a government or administrative centre of a state.
Income You Need To Buy A Condominium/Apartment In Every State
The average price of high-rise properties in Malaysia saw a slight year-on-year increase of 2.9% to RM382,008 for year 2024. Condominiums or apartments, which offer shared facilities such as swimming pools, gymnasiums and event halls are popular among homebuyers.
The following table shows the average price of condominiums/apartments in each state capital and territory in 2024 and how much income you need to buy one.
| State capital | Average price (RM) | Downpayment (RM) | Monthly repayments (RM) | Monthly Income (RM) |
| Kuala Lumpur City Centre | 1,109,800 | 110,980 | 4,769 | 15,897 – 19,076 |
| George Town | 662,500 | 66,250 | 2,847 | 9,490 – 11,388 |
| Alor Setar | 562,800 | 56,280 | 2,418 | 8,060 – 9,672 |
| Kuching | 430,000 | 43,000 | 1,848 | 6,160 – 7,392 |
| Putrajaya | 405,000 | 40,500 | 1,740 | 5,800 – 6,960 |
| Shah Alam | 380,000 | 38,000 | 1,633 | 5,443 – 6,532 |
| Johor Bahru | 380,000 | 38,000 | 1,633 | 5,443 – 6,532 |
| Kota Kinabalu | 370,000 | 37,000 | 1,590 | 5,300 –6,360 |
| Kuantan | 295,000 | 29,500 | 1,268 | 4,227 – 5,072 |
| Ipoh | 270,400 | 27,040 | 1,162 | 3,873 – 4,648 |
| Labuan | 270,000 | 27,000 | 1,160 | 3,867 – 4,640 |
| Kuala Terengganu | 235,700 | 23,570 | 1,162 | 3,873 – 4,648 |
| Kota Bahru | 235,000 | 23,500 | 1,010 | 3,367 – 4,040 |
| Malacca City | 215,000 | 21,500 | 924 | 3,080 – 3,696 |
| Seremban | 204,000 | 20,400 | 877 | 2,923 – 3,508 |
| Kangar | – | – | – | – |
Source: National Property Information Centre (NAPIC)
As you can see, the average price of condominiums/apartments was the highest in Kuala Lumpur city centre at RM1,109,800. This is followed by George Town and Alor Setar at RM662,500 and RM562,800 respectively.
Being the capital of Malaysia, Kuala Lumpur is the focal point of financial and business activities in the country with high demand for residential property.
On the other hand, average prices of high-rise residential properties were the cheapest in Seremban, Malacca City and Kota Bharu at RM204,000, RM215,000 and RM235,000.
There is no information on the average price of high-rise residences in Kangar, Perlis.
For those buying condominiums/apartments in Kuala Lumpur city centre, you will need a monthly income of around RM15,897 – RM19,076. Besides that, you will also need to pay a downpayment of around RM100,000.
Income You Need To Buy A Terraced House In Every State
Terraced houses is the most popular type of residences in Malaysia, with two- to three-storey homes having recorded the highest volume of transactions at 33,892 in 2024. The average price of terraced house saw a 4.5% year-on-year increase to RM471,662 in Malaysia for 2024.
| State capital | Average price (RM) | Downpayment (RM) | Monthly repayments (RM) | Monthly Income (RM) |
| George Town | 1,225,000 | 122,500 | 5,264 | 17,547 – 21,056 |
| Kuala Lumpur City Centre | 1,197,000 | 119,700 | 5,143 | 17,143 – 20,572 |
| Putrajaya | 905,000 | 90,500 | 3,889 | 12,963 – 15,556 |
| Shah Alam | 799,000 | 79,900 | 3,433 | 11,443 – 13,732 |
| Kota Kinabalu | 648,000 | 64,800 | 2,784 | 9,280 – 11,136 |
| Johor Bahru | 575,000 | 57,500 | 2,471 | 8,237 – 9,884 |
| Labuan | 425,000 | 42,500 | 1,826 | 6,087 – 7,304 |
| Kuching | 400,000 | 40,000 | 1,719 | 5,730 – 6,876 |
| Seremban | 380,000 | 38,000 | 1,633 | 5,443 – 6,532 |
| Ipoh | 328,800 | 32,880 | 1,413 | 4,710 – 5,652 |
| Malacca City | 310,000 | 31,000 | 1,332 | 4,440 – 5,328 |
| Alor Setar | 300,000 | 30,000 | 1,289 | 4,297 – 5,156 |
| Kuala Terengganu | 296,500 | 29,650 | 1,274 | 4,247 – 5,096 |
| Kuantan | 290,000 | 29,000 | 1,246 | 4,153 – 4,984 |
| Kota Bahru | 260,000 | 26,000 | 1,117 | 3,723 – 4,468 |
| Kangar | 250,000 | 25,000 | 1,074 | 3,580 – 4,296 |
Source: National Property Information Centre (NAPIC)
Notably, the average price of terraced homes was the highest in George Town at RM1,225,000, having surpassed those in Kuala Lumpur city centre. This is perhaps due to the limited land space coupled with high property demand in Penang. Terraced homes in Kuala Lumpur and Putrajaya had average prices of RM1,197,000 and RM905,000 respectively.
The average price for terrace homes was the cheapest in Kangar, Kota Bharu and Kuantan at RM250,000, RM260,000 and RM290,000.
For those who want to purchase a terraced home in George Town, you will require a monthly income ranging from RM17,547 – RM21,056. The salaries required to buy a terraced home in Kuala Lumpur and Putrajaya are in the range of RM12,963 – RM20,572.
Income You Need To Buy A Detached Home In Every State
A detached home is defined as a home that does not share walls with any other neighbouring property. The average price of detached homes in Malaysia recorded a year-on-year increase of 3.1% to RM662,541 in 2024.
Specifically, the average price of detached homes was the highest in Kuala Lumpur city centre at RM3,646,000. This is followed by average prices of detached homes in Putrajaya and Shah Alam at RM2,590,000 and RM2,190,000.
A monthly income of RM52,200 – RM62,664 is required to buy a detached house in Kuala Lumpur city centre.
| Capital city | Average price (RM) | Downpayment (RM) | Monthly repayments (RM) | Monthly Income (RM) |
| Kuala Lumpur City Centre | 3,646,000 | 364,600 | 15666 | 52,200 – 62,664 |
| Putrajaya | 2,590,000 | 259,000 | 11129 | 37,097 – 44,516 |
| Shah Alam | 2,190,000 | 219,000 | 9,410 | 31,366 – 37,640 |
| Kota Kinabalu | 1,550,000 | 155,000 | 6660 | 22,200 – 26,640 |
| George Town | 1,200,000 | 120,000 | 5156 | 17,187 – 20,624 |
| Johor Bahru | 861,500 | 86,150 | 3702 | 12,340 – 14,808 |
| Alor Setar | 800,000 | 80,000 | 3437 | 11,457 – 13,748 |
| Malacca City | 800,000 | 80,000 | 3437 | 11,457 – 13,748 |
| Seremban | 650,000 | 65,000 | 2793 | 9,310 – 11,172 |
| Labuan | 575,000 | 57,500 | 2470 | 8,233 – 9,880 |
| Kuala Terengganu | 443,000 | 44,300 | 1,903 | 6,343 – 7,612 |
| Kota Bahru | 422,500 | 42,250 | 1815 | 6,050 – 7,260 |
| Ipoh | 370,000 | 37,000 | 1,590 | 5,300 – 6,360 |
| Kuantan | 360,000 | 36,000 | 1,547 | 5,157 – 6,188 |
| Kuching | 247,000 | 24,700 | 1061 | 3,537 – 4,244 |
| Kangar | – | – | – | – |
Source: National Property Information Centre (NAPIC)
From what we see above, the prices of properties vary significantly in each state and territory. There are various factors influencing the pricings of properties.
In more urbanised and centralised locations such as Kuala Lumpur city centre, George Town and Putrajaya, prices of various types of properties are significantly more expensive than in other locations. These locations are economic hubs and typically have well-developed infrastructures and easy accessibility to modern conveniences.
On the other hand, property prices in some cities are lower, which may be due to a less dense population, lower demand for property and less developed infrastructures.
Aside from taking into account the monthly loan repayments, homebuyers should also consider other costs such as home maintenance, property taxes and insurance.
Read Also: Which States And Territories In Malaysia Have The Highest GDP?
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