Malaysia Property Price History — 2021 to 2026
How much have property prices changed in Malaysia over the past 5 years? Full breakdown by year, state and property type.
5-Year Price Growth
+21.5%
2021–2025
Best Performing State
Johor
+31% — JB-SG RTS effect
Slowest Growth
KL
+4% — oversupply pressure
Annual Summary
| Year | National Median | YoY Change |
|---|---|---|
| 2021 | RM407,000 | — |
| 2022 | RM435,200 | +6.9% |
| 2023 | RM471,500 | +8.3% |
| 2024 | RM493,100 | +4.6% |
| 2025 | RM494,384 | +0.3% |
State Performance (5-Year)
| State | 2021 Median | 2025 Median | 5-Year Growth | Trend |
|---|---|---|---|---|
| Johor | RM260,000 | RM340,000 | +31% | ↑↑ |
| Selangor | RM420,000 | RM520,000 | +24% | ↑ |
| Penang | RM400,000 | RM490,000 | +23% | ↑ |
| Sabah | RM220,000 | RM280,000 | +27% | ↑ |
| Sarawak | RM195,000 | RM250,000 | +28% | ↑ |
| Negeri Sembilan | RM230,000 | RM280,000 | +22% | ↑ |
| Melaka | RM260,000 | RM310,000 | +19% | ↑ |
| Kedah | RM155,000 | RM180,000 | +16% | → |
| Terengganu | RM170,000 | RM200,000 | +18% | → |
| Pahang | RM185,000 | RM220,000 | +19% | → |
| Perak | RM170,000 | RM190,000 | +12% | → |
| Kelantan | RM140,000 | RM160,000 | +14% | → |
| Kuala Lumpur | RM650,000 | RM680,000 | +4% | → |
| Putrajaya | RM490,000 | RM550,000 | +12% | → |
| Labuan | RM210,000 | RM240,000 | +14% | → |
| Perlis | RM130,000 | RM150,000 | +15% | → |
Why Did Prices Rise?
OPR Hikes & Urgency Buying
OPR raised from 1.75% to 2.75% — mortgage rates increased, but pent-up demand from Covid lockdowns kept buying activity strong.
Construction Cost Inflation
Building material costs spiked globally. Developers passed costs to buyers, pushing new launch prices up 8–15% in some states.
Affordability Ceiling Hit
Growth slowed as median prices outpaced wage growth. Overhang rose in premium segments. Market self-correcting towards equilibrium.
Property vs Other Assets (5-Year)
| Asset | 5-Year Return | Notes |
|---|---|---|
| Malaysia Property | +21.5% | Illiquid, leveraged |
| FD (avg 3.5%/yr) | +19.0% | Safe, liquid |
| KLCI | +8.3% | Volatile |
| Gold | +68% | Global safe haven |
Property return excludes rental yield (~4–5%/yr). Including yield, total return ~41%.
Frequently Asked Questions
How much have property prices increased in Malaysia in the last 5 years?
Which state has the highest property price growth in Malaysia?
Will Malaysia property prices continue to rise in 2026?
Why have property prices increased so much in Malaysia?
Is now a good time to buy property in Malaysia?
Sejarah Harga Hartanah Malaysia — Ringkasan
Harga median hartanah di Malaysia naik +21.5% dari RM407,000 (2021) kepada RM494,384 (2025). Pertumbuhan terbesar berlaku pada 2022–2023, didorong oleh permintaan tertangguh dan kenaikan kos pembinaan.
Johor mencatatkan pertumbuhan tertinggi (+31%) diikuti Sarawak (+28%) dan Sabah (+27%). Kuala Lumpur hanya naik +4% disebabkan tekanan lebihan bekalan.