Penang vs Negeri Sembilan — Property & Income Comparison 2026

Side-by-side data comparison for property buyers considering Penang or Negeri Sembilan.

Side-by-Side Comparison

Metric	Penang	Negeri Sembilan
Median Household Income	RM7k/mo▲	RM5k/mo
Mean Household Income	RM8k/mo▲	RM7k/mo
Median Property Price	RM531k▲	RM552k
Price-to-Income Ratio(lower is better)	6.8x▲	8.8x
New Launch Projects	39	41▲
CPI Index (Cost of Living)(lower is better)	139.1	135.5▲

Median Household Income

Penang

RM7k/mo

Negeri Sembilan

RM5k/mo

Mean Household Income

Penang

RM8k/mo

Negeri Sembilan

RM7k/mo

Median Property Price

Penang

RM531k

Negeri Sembilan

RM552k

Price-to-Income Ratio(lower is better)

Penang

6.8x

Negeri Sembilan

8.8x

New Launch Projects

Penang

Negeri Sembilan

CPI Index (Cost of Living)(lower is better)

Penang

139.1

Negeri Sembilan

135.5

Which State is Better for Property Buyers?

Based on the data, Penang offers better affordability with a price-to-income ratio of 6.8x vs 8.8x.

Negeri Sembilan has more new launch projects (41 vs 39), which may offer more options for buyers.

Data sourced from DOSM (Department of Statistics Malaysia) and NewProjek listings.

Income Comparison

Penang

Median Household Income

RM7k/month

Mean Household Income

RM8k/month

Source: DOSM (2022)

Negeri Sembilan

Median Household Income

RM5k/month

Mean Household Income

RM7k/month

Source: DOSM (2022)

Property Price Comparison

Penang

Median Price (New Launch)

RM531k

From

RM250k

Up to

RM1.9 mil

Total Projects

Negeri Sembilan

Median Price (New Launch)

RM552k

From

RM250k

Up to

RM3.6 mil

Total Projects

Frequently Asked Questions

Is Penang or Negeri Sembilan more affordable for property buyers?

Based on price-to-income ratio, Penang is more affordable with a ratio of 6.8x compared to 8.8x. A lower ratio means housing is more attainable relative to household income.

What is the average income difference between Penang and Negeri Sembilan?

The median household income in Penang is RM7k/month while Negeri Sembilan is RM5k/month — a difference of RM1k/month. Penang has the higher median income.

Mana lebih mampu milik, Penang atau Negeri Sembilan?

Berdasarkan nisbah harga-kepada-pendapatan, Penang lebih mampu milik. Nisbah Penang ialah 6.8x manakala Negeri Sembilan ialah 8.8x. Semakin rendah nisbah, semakin mudah untuk membeli hartanah.

Should I buy property in Penang or Negeri Sembilan?

Both states have their advantages. Penang has 39 new launch projects with a median price of RM531k. Negeri Sembilan has 41 projects with a median price of RM552k. Consider factors like your workplace location, lifestyle preferences, and long-term investment potential when deciding.

Perbandingan Penang vs Negeri Sembilan — Pendapatan & Hartanah

Halaman ini membandingkan Penang dan Negeri Sembilan dari segi pendapatan isi rumah, harga hartanah, dan kos sara hidup. Data ini diambil dari Jabatan Perangkaan Malaysia (DOSM) dan senarai projek baru di NewProjek.

Pendapatan median isi rumah di Penang ialah RM7k/bulan berbanding RM5k/bulan di Negeri Sembilan. Nisbah harga-kepada-pendapatan di Penang ialah 6.8x manakala Negeri Sembilan ialah 8.8x.

Penang mempunyai 39 projek pelancaran baru manakala Negeri Sembilan mempunyai 41 projek. Harga median di Penang ialah RM531k berbanding RM552k di Negeri Sembilan.

Other State Comparisons

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Kuala Lumpur vs Sabah

Selangor vs Johor

Ready to Explore Projects?

Browse new launch property projects in Penang and Negeri Sembilan.

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