According to a census conducted in 2020, there are 1.9 million people living in the Federal Territory of Kuala Lumpur, Malaysia’s most densely populated city. Although the capital is often fondly referred to as Kuala Lumpur, its official name is the Federal Territory of Kuala Lumpur. A federal territory is under the care of the federal or central government rather than a state government.
Having been a focal point of the country’s business and economic activities, the Federal Territory of Kuala Lumpur has attracted communities from all over the world as a place to live in. As the population grows, the demand for properties in the Federal Territory of Kuala Lumpur has increased and naturally, rental prices for homes in the area tend to be on the higher side compared to most other cities in Malaysia.
Within the Federal Territory of Kuala Lumpur itself, there are seven districts namely Ampang, Batu, Cheras, Ulu Kelang, Kuala Lumpur, Petaling and Setapak. In addition, there are many towns including Sungai Besi, Batu Caves, Kepong, Kuala Pauh, Petaling, Salak South and Sungai Penchala. Spanning 60,047 acres across vast lands, the Federal Territory of Kuala Lumpur covers everything from the hilly Ulu Kelang corner side district to the heartlands of Kuala Lumpur city centre.
Prominent Districts And Suburbs In The Federal Territory Of Kuala Lumpur
Tucked away in the northwestern corner of the Federal Territory of Kuala Lumpur, the Batu district is further away from the city centre but it’s well-connected through the DUKE Highway and roads like Jalan Gombak and Jalan Lingkaran Tengah 2. Here is also where tourist spot Batu Caves is located in.
In recent years, Batu has seen some exciting developments. YTL Land is working on its Sentul Masterplan that consists of the Kuala Lumpur Performing Art Centre, a sprawling Sentul Park, and multiple quality condominiums such as The Fennel Sentul East that has a price tag of RM686,500 to RM1,150,000.
The Cheras district is bustling with a high population density and is close to the city centre. During peak hours, the roads can be very packed. As the neighbourhoods in Cheras are mature, residents here stand to enjoy city conveniences including schools, shopping malls, hospitals and eateries.
Many of the households here are multi-generational with residents buying a property to start a family and eventually passing it on to the next generation. As the resident profiles are similar, constituting of middle-income families, the neighbourhood is close knitted. Some might even say that residents who grew up in Cheras tend to stay in the area as they get so accustomed to the conveniences and cosy neighbourhood vibe here they would have a hard time adjusting to a new place.
Setapak is home to two well-known education institutions, University of Tunku Abdul Rahman (UTAR) and Tunku Abdul Rahman University College. These are local private universities owned by the UTAR foundation to provide quality affordable education to students.
There is a high demand for rental properties here from students who attend the institutions. You will observe many eateries, internet cafes and printing shops operating in the vicinity of the university. The busy district is also peppered with shopping destinations like Wangsa Walk Mall, KL Festival City and AEON Wangsa Maju.
Ampang has a central location, being very near to Kuala Lumpur City Centre. As there are many national embassies, international schools and luxurious properties in Ampang, it has a high population of expatriates. As the location is near several tourist hotspots, many Malaysians invest in properties in these areas and rent them out under Airbnb.
One of the largest Chinese settlements, Ampang New Village is also situated in this district where it’s famous for the local dish ‘yong tau foo’ and temples that are crowded during the Nine Emperor Gods Festival.
Kuala Lumpur City Centre
As expected, property prices in the Kuala Lumpur city centre have a higher price tag. Located amidst banking and business districts, properties in this district blend in with the most impressive skyscrapers that form the city’s million-dollar view.
Everything is within accessible distance with some of the most luxurious shopping and dining destinations in the country just a few minutes away. These include the Petronas Twin Towers, Suria KLCC, Kuala Lumpur Tower, and more.
Known as one of the poshest suburbs to live in, Mont Kiara boasts luxurious gated communities and condominiums that are home to many expatriates of Japanese and South Korean nationalities. There are many Japanese and South Korean restaurants as well as hair studios in the suburb to cater to the needs of the expatriates.
In addition, there are two international schools in the vicinity which are the Garden International School and Mont Kiara International School. Mont Kiara is a mere 20 minutes away from Kuala Lumpur city centre. However, the suburb has most of what you would need for daily errands with shopping malls like the 1 Mont Kiara and 163 Retail Park.
Bangsar is one of the hippest suburbs in the city. Boasting a mix of popular restaurants, cafes and pubs, Bangsar is always bustling from daytime to nighttime. Bangsar is also an expat-friendly suburb with amenities like shopping malls, art galleries, sports complex, schools and more just a short distance away.
How Much Does Rental Properties Cost In The Federal Territory Of Kuala Lumpur?
Each district has its distinctive features such as accessibility to the city centre, neighbourhood maturity and amenities that can have an influence on the pricing of properties.
Median Rental Prices For Properties In KL As Of H12022
|District||Property||Median Rental Price
|Size (sq. ft.)||Completion Year|
|Batu||Villa Angsana, Sentul
|RM1,400||1,108 – 1,415
|Cheras||Miharja Condo, Cheras
|RM1,400||890 – 1,000
|Cheras||Bayu @ Pandan Jaya
|Setapak||The Ridge, Setapak
|RM2,500||651 – 865||2020|
|Setapak||Riana Green East, Wangsa Maju
|RM2,800||790 – 4,625||2012|
|Ampang||Suasana Bukit Ceylon, Bukit Ceylon
|Kuala Lumpur||Setia Sky Residences, KLCC
|RM4,000||635 – 1,755||2011|
|Town||Property||Median Rental Price
|Size (sq. ft.)||Completion Year|
|Mont Kiara||Lumina Kiara, Mont Kiara
|RM4,750||1,448 – 3,152||2010|
|Mont Kiara||i-Zen @ Kiara 2, Mont Kiara
|RM5,000||1,550 – 1,655||2008|
|Bangsar||Kapas Heights, Bangsar
|RM14,500||2,336 – 5,216||2021|
From the table, one can see that property median rental prices in the Federal Territory of Kuala Lumpur are wide-ranging from as affordable as RM1,400 to as pricey as RM14,500 – covering a good range of budgets.
The most affordable property to rent is situated in Batu and Cheras. As shown above, properties in these districts are within the price range of RM1,400 to RM1,800. While these districts may not have glamorous shopping malls, there are many well-established neighbourhoods here where schools, hospitals and other amenities are short distances away.
This is then followed by rental properties in Setapak and Ampang with the price range of RM2,500 to RM2,800. Setapak is home to two popular education institutions where there’s high demand for rental property from students especially those who hail from different states. Ampang is adjacent to Kuala Lumpur city centre and is considered an expat-friendly district with international schools, embassies and restaurants nearby.
The most expensive places to rent a property are in Kuala Lumpur city centre followed by Mont Kiara and Bangsar. As expected, a property in the city centre bears a higher price at RM4,000 with short distances to myriad iconic destinations including the Suria KLCC, Pavilion Kuala Lumpur and more. Mont Kiara and Bangsar are the most expensive suburbs to live in at prices from RM4,750 to RM14,500, with expat-friendly amenities such as international schools, shopping malls and trendy eateries.
Typically, when looking for a place to rent, we look at price and accessibility to the city centre. But residents in the Federal Territory of Kuala Lumpur don’t have to necessarily compromise city convenience for a cheaper rent price as Cheras offers some of the most affordable rentals and is situated adjacent to the Kuala Lumpur district. On the other hand, if you want to live in an expat-friendly neighbourhood complete with glamorous amenities, you can opt for suburbs like Mont Kiara and Bangsar.
DollarsAndSense Malaysia is a website that aims to help people make better financial decisions, one interesting, bite-sized article at a time. Like us on Facebook to stay in touch with our latest articles.