Kos Sara Hidup di Malaysia Mengikut Negeri 2026

Property affordability is not just about house prices and salaries — it depends heavily on how much of your income is consumed by daily expenses. A state with a lower CPI (Consumer Price Index) but decent median household income leaves more disposable income available for mortgage repayments.

This is why some states are more affordable for property buyers despite having similar property prices. For example, a household in a low-cost state might have RM3,000+ left after expenses, enough to service a RM400k–500k property loan, while a household in a high-cost state with the same income may struggle with a RM250k property.

We calculate estimated monthly expenses by benchmarking each state’s CPI against the national average and scaling from a RM2,800 baseline. This provides a relative comparison of living costs across all 16 states and federal territories.