Malaysia Property Unsold Units 2026 — Latest Data & Trends
Tracking residential overhang, unsold under construction, and new supply across all states
Total Unsold Units (2025 est.)
~23,000
↓ 38% from 2021 peak
Value of Overhang
RM15.8 bil
↓ from RM23.0 bil (2021)
Highest Overhang State
Johor
~5,800 units (23.5%)
What Are Property Unsold Units?
NAPIC defines property overhang as completed residential units that remain unsold for 9+ months after completion. This is different from "unsold under construction" which tracks units still being built. Overhang data matters for buyers (more negotiating power in oversupplied areas), investors (oversupply risk affects capital appreciation), and developers (signals where demand-supply imbalance exists).
National Overhang Data (2021–2025)
Source: NAPIC (National Property Information Centre). Updated March 2026.
| Year | Residential Units | Value (RM bil) |
|---|---|---|
| 2021 | 36,863 | RM23.0b |
| 2022 | 27,746 | RM18.6b |
| 2023 | 25,816 | RM17.3b |
| 2024 | 24,738 | RM16.8b |
| 2025* | 23,000 | RM15.8b |
* 2025 figures are estimates based on Q3 2025 NAPIC data.
Overhang by State (2024–2025)
Top 5 states highlighted — accounting for ~70% of national overhang
| # | State | Overhang Units | % of National | Trend |
|---|---|---|---|---|
| 1 | Johor | ~5,800 | 23.5% | ↓ |
| 2 | Selangor | ~4,200 | 17.0% | → |
| 3 | Kuala Lumpur | ~3,100 | 12.5% | ↓ |
| 4 | Perak | ~2,400 | 9.7% | ↑ |
| 5 | Penang | ~1,800 | 7.3% | ↓ |
| 6 | Sabah | ~1,400 | 5.7% | → |
| 7 | Sarawak | ~1,100 | 4.4% | → |
| 8 | Negeri Sembilan | ~980 | 4.0% | ↑ |
| 9 | Kedah | ~820 | 3.3% | → |
| 10 | Melaka | ~680 | 2.8% | ↓ |
| 11 | Pahang | ~560 | 2.3% | → |
| 12 | Terengganu | ~420 | 1.7% | → |
| 13 | Kelantan | ~380 | 1.5% | → |
| 14 | Putrajaya | ~180 | 0.7% | ↓ |
| 15 | Perlis | ~120 | 0.5% | → |
| 16 | Labuan | ~60 | 0.2% | → |
Overhang by Property Type
Condominiums + serviced apartments account for 65% of all overhang
Overhang by Price Range
| Price Bracket | Units Overhang | % Share |
|---|---|---|
| Below RM300k | ~3,710 | 15% |
| RM300k – RM500k | ~5,440 | 22% |
| RM500k – RM1M | ~9,400 | 38% |
| Above RM1M | ~6,180 | 25% |
Units priced above RM500k account for 63% of all overhang — the affordability gap is the core issue driving unsold inventory in Malaysia.
What This Means for You
For Buyers
More negotiating power in high-overhang states. Developers are offering rebates, free legal fees, and DIBS to clear stock — use this to your advantage.
For Investors
High overhang signals oversupply risk. Avoid buying in oversaturated areas for capital gain plays — focus on low-overhang states with strong demand fundamentals.
New Launches
Cross-reference with NewProjek's 531 new launches to see which areas have new supply entering already-saturated markets.
New Launch Activity from NewProjek Data
Based on NewProjek's database of 531 new launches tracked in 2025–2026
| State | New Launches Tracked | Avg Starting Price |
|---|---|---|
| Selangor | 211 | RM350,976 |
| Johor | 60 | RM84,077,250 |
| Penang | 38 | RM480,900 |
| Kedah | 37 | RM420,459 |
| Negeri Sembilan | 37 | RM713,757 |
| Kuala Lumpur | 37 | RM510,557 |
| Perak | 34 | RM632,618 |
| Melaka | 29 | RM503,897 |
Frequently Asked Questions
What is property overhang in Malaysia?
Which state has the most unsold units in Malaysia?
Is Malaysia's property market oversupplied in 2026?
What happens to unsold units in Malaysia?
How does overhang affect property prices in Malaysia?
Where can I check Malaysia property unsold units data?
Ringkasan dalam Bahasa Melayu
Unit hartanah tidak terjual (overhang) merujuk kepada unit kediaman yang siap dibina tetapi tidak terjual selama 9 bulan atau lebih, mengikut definisi NAPIC. Sehingga 2025, Malaysia mempunyai kira-kira 23,000 unit overhang bernilai RM15.8 bilion.
Johor mencatatkan overhang tertinggi dengan ~5,800 unit (23.5% daripada jumlah nasional), diikuti Selangor (~4,200 unit) dan Kuala Lumpur (~3,100 unit). Kondominium dan servis apartment merangkumi 65% daripada semua unit tidak terjual.
Bagi pembeli, overhang yang tinggi bermakna kuasa rundingan yang lebih besar — pemaju sering menawarkan rebat, yuran guaman percuma, dan skim DIBS. Bagi pelabur, kawasan dengan overhang tinggi mungkin menghadapi risiko lebihan bekalan.
Data ini bersumber daripada NAPIC (napic.jpph.gov.my) dan dikemas kini setiap suku tahun. Layari NewProjek untuk membandingkan data overhang dengan 531+ projek baru yang kami jejaki di seluruh Malaysia.
Data Methodology & Sources
Primary Source
NAPIC (National Property Information Centre) — napic.jpph.gov.my
Reporting Frequency
Quarterly (Q1, Q2, Q3, Q4 reports)
About This Page
NewProjek aggregates NAPIC data to make property intelligence accessible to Malaysian buyers and investors. Data on this page was last updated March 2026.
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