Malaysia house price index 2026 calculator

The short answer

Malaysia’s official measure of house prices is the Malaysian House Price Index (MHPI), published every quarter by NAPIC, the National Property Information Centre of the Valuation and Property Services Department (JPPH), under the Ministry of Finance.

• The latest published figure is 234.7 points for Q2 2026 (preliminary), on a base of 2010 = 100. In plain terms, a typical Malaysian home cost about 2.35 times its 2010 price.
• The national average house price published with the index was RM506,317 in Q2 2026, against RM501,722 a year earlier.
• Prices rose 0.9% year on year. That is the slowest annual rise since 2022, according to NAPIC. The index fell 0.3% in Q1 2026 and 0.5% in Q2 2026: the first two quarterly declines in a row in the quarterly series that starts in 2009.
• Over ten years, the index went from 164.5 in 2015 to 233.7 in 2025 (yearly averages), a rise of about 42%.
• Kuala Lumpur has the highest average price (RM825,282) and Melaka the lowest (RM261,234). Johor has risen the most since 2010 (index 313.9).

All figures come from NAPIC’s MHPI tables for Q2 2026 and the MHPI report Q1-Q2 2026, first announced with the H1 2026 property market report on 10 September 2026. We checked them on 29 October 2026. The Q3 2026 index had not been published on that date.

The chart under the calculator shows the national index (2010 = 100) and the average price for each year from 2010 to 2025, then each quarter to Q2 2026. Tap a point to see the index and average price; the bars show the average price in each state.

The national index, 2015 to 2026

NAPIC publishes a figure for each quarter and a yearly figure, which is the average of the four quarters.

Year	Index (2010 = 100)	Change on previous year	Average house price
2015	164.5	+7.4%	RM354,741
2016	176.1	+7.1%	RM379,843
2017	187.6	+6.5%	RM404,643
2018	193.7	+3.3%	RM417,974
2019	198.0	+2.2%	RM427,165
2020	200.3	+1.2%	RM432,111
2021	202.7	+1.2%	RM437,234
2022	209.8	+3.5%	RM452,617
2023	218.3	+4.1%	RM471,020
2024	227.3	+4.1%	RM490,313
2025	233.7	+2.8%	RM504,132

Source: NAPIC, MHPI tables Q2 2026P, sheet “CHANGE”. Average prices rounded to the ringgit.

Three periods stand out in the published series:

• 2010 to 2014: yearly rises of 9% to 13%. The index went from 100 to 153.2 in four years.
• 2018 to 2021: rises of 1% to 3% a year. In 2020 and 2021, the index rose 1.2% a year.
• 2022 to 2024: rises of 3.5% to 4.1% a year, then 2.8% in 2025.

The last six quarters

Quarter	Index	Change on a year earlier	Change on previous quarter	Average house price
Q1 2025	231.3	+3.5%	+0.1%	RM498,955
Q2 2025	232.5	+3.0%	+0.5%	RM501,722
Q3 2025	234.2	+2.3%	+0.7%	RM505,259
Q4 2025	236.7	+2.5%	+1.1%	RM510,593
Q1 2026	235.9	+2.0%	−0.3%	RM508,923
Q2 2026 (preliminary)	234.7	+0.9%	−0.5%	RM506,317

Source: NAPIC, MHPI report Q1-Q2 2026P, chart 1.

To compare with consumer prices: the consumer price index of the Department of Statistics (DOSM), also on a 2010 base (2010 = 100), stood at 137.1 in June 2026 (DOSM, Consumer Price Index June 2026), a figure quoted in the same NAPIC report. Since 2010, house prices measured by the MHPI have risen faster than consumer prices as a whole.

House prices state by state

The MHPI covers the 13 states and Kuala Lumpur. NAPIC does not publish an index for Putrajaya or Labuan.

State	Index Q2 2026 (2010 = 100)	Average house price Q2 2026	Average price Q2 2025	Change in the index over 12 months
Malaysia	234.7	RM506,317	RM501,722	+0.9%
Kuala Lumpur	207.8	RM825,282	RM803,500	+2.7%
Sarawak	225.1	RM574,099	RM558,949	+2.7%
Selangor	231.4	RM561,187	RM567,435	−1.1%
Sabah	217.7	RM558,358	RM542,802	+2.9%
Pulau Pinang	224.5	RM503,388	RM502,403	+0.2%
Johor	313.9	RM489,881	RM472,724	+3.6%
Kedah	256.3	RM333,193	RM325,355	+2.4%
Negeri Sembilan	245.9	RM330,058	RM327,162	+0.9%
Terengganu	202.5	RM319,093	RM308,735	+3.4%
Kelantan	250.1	RM286,198	RM275,559	+3.9%
Pahang	215.1	RM283,924	RM283,420	+0.2%
Perak	247.4	RM283,162	RM289,630	−2.2%
Perlis	245.8	RM268,383	RM250,799	+7.0%
Melaka	236.9	RM261,234	RM249,818	+4.6%

Ranked by average price. Q2 2026 figures are preliminary. Source: NAPIC, MHPI report Q1-Q2 2026P, chart 3.

How to read the two columns:

• The index shows how much prices have moved in a state since 2010. Johor at 313.9 means prices about 3.1 times their 2010 level. Kuala Lumpur at 207.8 means about 2.1 times.
• The average price shows how expensive a state is today. Kuala Lumpur is the most expensive state but has one of the lowest indexes: it started from a much higher price in 2010.

For a single neighbourhood, see our rankings for Kuala Lumpur, KLCC, Mont Kiara, Penang island and Johor Bahru near the RTS Link. For a comparison of cities on prices, rents and unsold stock, see the best cities for property investment.

In the four largest markets, the index changed as follows between Q1 2022 and Q2 2026: Johor +29.3% (242.7 to 313.9), Pulau Pinang +15.9% (193.7 to 224.5), Selangor +10.1% (210.2 to 231.4) and Kuala Lumpur +8.3% (191.9 to 207.8). The national index rose 14.0% over the same period (205.9 to 234.7). In Q2 2026, all four recorded a quarterly fall, from −0.3% (Selangor) to −1.0% (Johor).

Prices by type of house

The national index is a weighted mix of four house types. The weights, fixed on 2010, are terraced 58%, high-rise 24.3%, semi-detached 10% and detached 7.7% (NAPIC, Table 1.0).

Type	Index Q2 2026	Average price Q2 2026	Change over 12 months	Index, 2025 average
Terraced	265.1	RM491,820	+1.1%	262.7
High-rise (flats, condominiums)	222.4	RM383,864	+0.9%	224.4
Semi-detached	204.1	RM764,694	0.0%	204.3
Detached	180.9	RM691,449	+1.1%	178.7
All houses	234.7	RM506,317	+0.9%	233.7

Source: NAPIC, MHPI report Q1-Q2 2026P, chart 6.

• Terraced houses have risen the most since 2010 (index 265.1).
• The high-rise index fell 3.8% in Q1 2026, then rose 0.5% in Q2 2026.
• The national average price of a detached house (RM691,449) is lower than that of a semi-detached house (RM764,694). These are averages of the homes actually sold in the quarter, which differ in size and location from one type to another.

The gaps between states are wide for the larger houses. A semi-detached house averaged RM2.38 million in Kuala Lumpur and a detached house RM2.85 million. A terraced house averaged RM977,286 in Kuala Lumpur and RM232,922 in Melaka.

How many homes are sold

NAPIC counts every residential transfer recorded during the period. The count includes vacant residential plots and homes still under construction.

Year	Residential transactions	Total value
2015	235,967	RM73.47 billion
2016	203,064	RM65.57 billion
2017	194,684	RM68.46 billion
2018	197,385	RM68.75 billion
2019	209,295	RM72.42 billion
2020	191,354	RM65.87 billion
2021	198,812	RM76.90 billion
2022	243,190	RM94.28 billion
2023	250,586	RM100.93 billion
2024	260,516	RM106.92 billion
2025	256,512	RM108.27 billion
H1 2025	120,307	RM49.37 billion
H1 2026 (preliminary)	110,998	RM47.11 billion

Sources: 2015-2020, NAPIC time series 2001-2022; 2021-2025, NAPIC Property Market Report 2025; half years, NAPIC Property Market Report H1 2026.

• In H1 2026, the number of residential transactions fell 7.7% and their value 4.6% compared with H1 2025.
• Kuala Lumpur, Johor, Selangor and Pulau Pinang together accounted for about half of all residential transactions, in 2025 and in H1 2026.
• In 2025, 52.3% of residential transactions were at RM300,000 or less and 5.9% above RM1 million. 84.5% were resales; 15.5% were purchases from developers.
• In H1 2026, terraced houses made up 40.9% of residential transactions, high-rise units 19.1% and vacant plots 16.9%.

Unsold completed homes (the “overhang”)

NAPIC calls a home overhang when it is completed, has received its Certificate of Completion and Compliance (CCC), and is still unsold more than nine months after the first sale and purchase agreement was signed in the same project or launch phase (NAPIC, Property Market Status Report H1 2026). The count covers new homes held by developers, not resales.

Period	Unsold completed homes	Value
End of 2021	36,863	RM22.79 billion
End of 2022	27,746	RM18.41 billion
End of 2023	25,816	RM17.68 billion
H1 2024	22,642	RM14.24 billion
End of 2024	23,149	RM13.94 billion
H1 2025	26,911	RM16.44 billion
End of 2025	30,471	RM17.73 billion
H1 2026	33,094	RM17.78 billion

Sources: NAPIC reports 2025 and H1 2026; value for 2021, NAPIC data reported by The Edge; 2022 and 2023, NAPIC figures reported by EdgeProp; H1 2024, reported by the New Straits Times.

The number of unsold completed homes has risen in every half year since H2 2024. In H1 2026 it was 23.0% higher than a year earlier, and higher than at any year-end since 2021.

What the 33,094 homes were in H1 2026:

• By type: condominiums and apartments 42.8% (14,160 units), terraced houses 34.9% (11,547), semi-detached 9.4%, cluster houses 4.3%, detached 3.2%.
• By price: RM300,000 or less 37.3%; RM300,001 to RM500,000 27.6%; RM500,001 to RM1 million 25.6%; above RM1 million 9.5%.
• By time since launch: 6 to 10 years 38.0%; under 3 years 33.0%; 3 to 5 years 18.5%; over 10 years 10.6%.

Unsold completed homes by state, H1 2026

State	Units	Value
Johor	4,222	RM3.72 billion
Selangor	4,185	RM3.11 billion
Perak	4,075	RM1.17 billion
Kuala Lumpur	3,687	RM1.92 billion
Pulau Pinang	3,114	RM1.91 billion
Negeri Sembilan	2,740	RM1.32 billion
Melaka	2,213	RM756 million
Kedah	1,887	RM769 million
Sabah	1,887	RM1.23 billion
Pahang	1,818	RM653 million
Sarawak	1,704	RM663 million
Kelantan	1,236	RM342 million
Terengganu	113	RM43 million
Putrajaya	112	RM161 million
Perlis	60	RM18 million
Labuan	41	RM16 million
Malaysia	33,094	RM17.78 billion

Source: NAPIC, Property Market Report H1 2026, Table XX, page 71. Figures are preliminary.

The same table counts 58,611 unsold homes still under construction and 12,894 unsold homes not yet built in H1 2026. These are not part of the overhang.

What the index measures

What goes in. The MHPI is built from actual sale prices, not asking prices. JPPH receives the transfer documents that the Inland Revenue Board (LHDN) sends it to value the stamp duty on each sale (Form 14A of the National Land Code), as NAPIC explains in the technical note to its Residential Prices Quarterly Update. The index covers four types of house: terraced, high-rise, semi-detached and detached.

How it is built. The index uses a hedonic method. A simple average would rise if more large or central homes happened to sell in a quarter. A hedonic index removes that effect: it estimates the value of each characteristic of a home (land area, floor area, age, location and so on), then tracks the price of a home with the same characteristics over time. University of Malaya researchers describe the MHPI as a hedonic index built with a Laspeyres formula, that is, with weights fixed on a base period (Ahmad and Daud, PRRES). NAPIC’s own tables do not describe the regression.

The base. The current series is set at 2010 = 100. NAPIC’s tables also keep two older series, on a 1990 base (1988-1999) and on a 2000 base (1999-2009). The three series cannot be compared point by point.

The average price. NAPIC publishes an “average house price” next to each index value: RM217,857 in 2010 and RM506,317 in Q2 2026. The report and its tables do not explain how it is calculated. It is not the same figure as the simple mean of recorded sales in NAPIC’s Residential Prices Quarterly Update (RM469,925 in Q2 2026, see below).

Limits of the index

• Recent quarters are preliminary. The latest quarter is marked “P” and can be revised in the next release.
• It arrives late. Q2 2026 figures were released on 10 September 2026, more than two months after the quarter ended.
• It averages very different markets. A state figure mixes city centres and small towns. NAPIC publishes figures for some districts (for example KL North, Petaling or Seberang Perai) in its full tables.
• It covers four house types only. Vacant plots are not in it. Serviced apartments, which NAPIC classes as commercial property, have their own index (SAPI).
• It tracks homes that sold. In a quarter with fewer sales, fewer homes are behind each figure.
• It says nothing about a specific home. A building, a street or a floor can move very differently from its state’s index.

Asking prices versus sale prices

Property portals show asking prices: what sellers or developers hope to get. The MHPI and NAPIC’s transaction tables show sale prices: what buyers actually paid, as recorded at the transfer.

The two can differ for three reasons:

1. Negotiation. The agreed price is often below the first asking price. No official source measures this gap in Malaysia.
2. Mix. Portals show what is for sale today, including homes that do not sell. NAPIC shows what sold.
3. Timing. A sale enters NAPIC’s data when its transfer documents are submitted for stamp duty, after the price was agreed.

NAPIC also publishes simple statistics on recorded sale prices. In Q2 2026, on a sample of 15,016 residential sales, the median price was RM350,000 and the mean RM469,925 (NAPIC, Residential Prices Quarterly Update Q2 2026). The median is lower because a small number of very expensive homes pull the mean up. Half the homes sold for RM350,000 or less.

NAPIC’s website, napic.jpph.gov.my, also has an open transaction data page (“Data Transaksi Terbuka”).

Frequently asked questions

What is the average house price in Malaysia in 2026?

NAPIC’s average house price was RM506,317 in Q2 2026 (preliminary) and RM508,923 in Q1 2026. For the whole of 2025, it was RM504,132. The median price of homes sold in Q2 2026 was lower, at RM350,000.

Which state has the most expensive homes?

Kuala Lumpur, with an average of RM825,282 in Q2 2026. Sarawak (RM574,099), Selangor (RM561,187) and Sabah (RM558,358) follow. Melaka is the least expensive at RM261,234.

Are house prices falling in Malaysia?

Over 12 months, no: the national index was 0.9% higher in Q2 2026 than in Q2 2025. Over the last two quarters, yes: it fell 0.3% in Q1 2026 and 0.5% in Q2 2026. Selangor (−1.1%) and Perak (−2.2%) were lower than a year earlier. The other states were higher.

What does an index of 234.7 mean?

It means that prices are 234.7% of their average 2010 level, so about 2.35 times higher. The index measures change over time. It does not give a price in ringgit; NAPIC publishes the average price separately.

What is the average house price in Kuala Lumpur?

NAPIC’s index-based average was RM825,282 in Q2 2026 (preliminary), against RM803,500 a year earlier. The median price of the 1,096 homes sold in Kuala Lumpur that quarter was RM510,000 (NAPIC, Residential Prices Quarterly Update Q2 2026, “Keseluruhan Negeri”, read 29 October 2026). For a high-rise home in Kuala Lumpur, NAPIC’s average was RM562,326 (MHPI tables Q2 2026P, Table X). For a single neighbourhood, see our KLCC and Mont Kiara guides.

How much do Malaysian house prices rise each year?

Between 2015 and 2025 the national index went from 164.5 to 233.7 (yearly averages), about 3.6% a year on average (our calculation from the NAPIC figures in the table above). In the 12 months to Q2 2026 the rise was 0.9%. Past changes say nothing about future ones, and we publish no forecast.

What is the price per square metre in Kuala Lumpur?

NAPIC does not publish one for all homes. Its preliminary serviced apartment price for KL Centre was RM10,835 per square metre in H1 2026, about RM1,007 per sq ft, according to Hartamas Research citing NAPIC (6 October 2026). It is a district-wide figure, not a price for any one building.

What is the rental yield in Malaysia?

The house price index does not measure rents. NAPIC’s rental tables do: see our rental yield guide for the official gross yields by city.

What is the property overhang?

It is the number of new homes that are completed, have their completion certificate (CCC), and are still unsold more than nine months after the first sale and purchase agreement in the same project or launch phase. In H1 2026 there were 33,094 such homes, worth RM17.78 billion. Johor, Selangor and Perak had the most.

How often is the MHPI updated?

Every quarter. NAPIC releases the index with its half-year and annual market reports, and publishes the tables on napic.jpph.gov.my. The latest quarter is preliminary and may be revised in the next release.

FAQ: the 2026 market

How is the Malaysian property market in 2026? In H1 2026, NAPIC recorded 110,998 residential transactions worth RM47.11 billion: 7.7% fewer and 4.6% lower in value than in H1 2025 (preliminary). The house price index was 234.7 in Q2 2026, 0.9% above a year earlier. Unsold completed homes reached 33,094, which is 23.0% more than a year earlier.

Will property prices increase in 2026? We publish no forecast. The published figures show the national index at 234.7 in Q2 2026, 0.9% higher than in Q2 2025, after quarterly falls of 0.3% in Q1 and 0.5% in Q2. The Q3 2026 index had not been published on 29 October 2026. NAPIC may revise the latest quarter.

Is it a good time to buy a house in Malaysia now? We give no view on when to buy or wait. This page reports dated figures only: the index rose 0.9% in 12 months to Q2 2026, the average price was RM506,317, and 33,094 completed homes were unsold in H1 2026. The averages hide large gaps between states and house types.

What is the cheapest place to buy a house in Malaysia? NAPIC publishes its all-house averages by state, with some district figures by house type. Melaka had the lowest average price in Q2 2026 at RM261,234, then Perlis (RM268,383) and Perak (RM283,162). A terraced house averaged RM232,922 in Melaka. Averages mix different home sizes and locations, so they say little about one street.

What we do not cover

This page reports published, dated figures only. It does not cover:

• forecasts of prices, sales or unsold stock, or any view on when to buy or sell;
• how to pay for a home;
• advice on a specific property, area or developer.

For the costs set by law when you buy (stamp duty, legal fees and the tax on resale gains), see our stamp duty and legal fees guide.

Sources

Published by the Smart Invest Malaysia editorial team. Figures checked on 29 October 2026; the method is set out in “What the index measures” above. The page lists every change in its update history.

• NAPIC, MHPI tables Q2 2026P (Excel) and MHPI report Q1-Q2 2026P (PDF), released 10 September 2026.
• NAPIC, Property Market Report H1 2026, 10 September 2026.
• NAPIC, Property Market Status Report H1 2026, 2026.
• NAPIC, Property Market Report 2025, 2026.
• NAPIC, Volume and value of property transactions by sub-sector, 2001-2022.
• NAPIC, Residential Prices Quarterly Update Q2 2026.
• The Edge, Residential properties account for majority of 2021 property transactions, April 2022.
• EdgeProp, Overhang residential units down 7% in 2023, March 2024.
• New Straits Times, Perak, Johor and KL lead number of unsold properties, September 2024.
• Ahmad, A. E. and Daud, M. N., Examining a model for Kuala Lumpur office price index, University of Malaya, PRRES conference paper.