Monthly Market Report
Malaysia Property Market Report — April 2026
Executive Summary
Transaction Volume
~89,000
residential transactions in H2 2025
Source: NAPIC Q3 2025 estimates
House Price Index
RM494,384
avg price (Q3 2025, +0.1% YoY)
Source: NAPIC MHPI
New Launches Tracked
696
active projects on newprojek.com
Source: newprojek.com database
Transaction Volume
Malaysia's residential market recorded strong activity heading into 2026. Full-year 2025 transactions exceeded RM241.9 billion — a decade high, driven by sustained demand in Selangor, KL, and a surging Johor market.
| Period | Transactions | Value (RM bil) | YoY Change |
|---|---|---|---|
| 2023 Full Year | ~300,000 | RM196b | — |
| 2024 Full Year | ~320,000 | RM218b | +11% |
| 2025 Full Year | est. ~340,000 | RM241.9b | +10.9% |
Source: NAPIC / Malay Mail Feb 2026
House Price Index (MHPI)
The Malaysia House Price Index (MHPI) tracks average residential property prices nationwide. Growth has been modest throughout 2025, with real appreciation after inflation near flat.
| Quarter | MHPI (RM) | QoQ Change | YoY Change |
|---|---|---|---|
| Q1 2025 | RM491,200 | +0.2% | +0.3% |
| Q2 2025 | RM492,800 | +0.3% | +0.2% |
| Q3 2025 | RM494,384 | +0.3% | +0.1% |
| Q4 2025 | TBC | — | — |
Price growth remains modest — real appreciation after inflation is near flat. Demand-side support from government home ownership schemes is preventing a correction, but prices are not running away from buyers.
Top States by Activity
| State | Est. Rank | Avg Price | Trend |
|---|---|---|---|
| Selangor | Highest | RM520k | → |
| Kuala Lumpur | 2nd | RM680k | ↑ |
| Johor | 3rd | RM380k | ↑ |
| Penang | 4th | RM490k | → |
| Perak | 5th | RM220k | → |
New Launch Activity (Live Data)
newprojek.com tracks 696 active new launch projects across Malaysia.
| State | New Launches | Notable Projects |
|---|---|---|
| Selangor | 302 | Setia Sky Vista, Serenia Anira @ Serenia City |
| Kuala Lumpur | 86 | Riana Trees Residences, Condominium @ Pantai Sentral Park, Bangsar South, Levia Residence @ Cheras, Kuala Lumpur |
| Johor | 79 | Taman Permata Penawar, 2-Storey Terrace @ Johor Bahru, Johor, Setia Sky 88 @ Johor Bahru City Centre |
| Negeri Sembilan | 41 | Nova, 2-Storey Semi-D & Bungalow @ Seremban 2 Heights, 2-Storey Terrace House @ Taman Sikamat Perdana, Seremban, N.S.D.K |
| Penang | 39 | Viluxe @ Aspen Vision City, Double Storey Terrace Homes | Penang Property, Setia Sky Ville @ Jelutong, Pulau Pinang |
Overhang & Supply Pressure
National Overhang
~22,000–24,000
units as of Q3 2025
Price Mismatch
63%
of overhang priced above RM500k
Affordability Snapshot
Median House Price
RM494k
Median Household Income
RM8,479
2024 DOSM
Price-to-Income Ratio
4.9x
Affordable threshold: 3x
April 2026 Outlook
JB-Singapore RTS Effect
The Johor Bahru–Singapore RTS Link continues to drive cross-border buyer interest. Johor's transaction growth is outpacing most other states.
OPR Stability
Bank Negara Malaysia has signalled rate stability — the OPR hold means mortgage rates remain unchanged, supporting buyer purchasing power through 2026.
Budget 2026 Incentives
Stamp duty exemptions for first-time buyers purchasing below RM500k. Combined with existing government home ownership schemes, this supports entry-level demand.
Disclaimer: Outlook is editorial commentary based on available data and public information. This is not financial advice.
Frequently Asked Questions
What is the Malaysia House Price Index in 2026?▼
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Ringkasan dalam Bahasa Melayu — April 2026
Jumlah transaksi hartanah kediaman Malaysia mencecah anggaran RM241.9 bilion pada 2025 — tertinggi dalam tempoh sedekad, dengan peningkatan ~10.9% berbanding 2024.
Indeks Harga Rumah Malaysia (MHPI) berada pada RM494,384 (S3 2025), dengan pertumbuhan sederhana +0.1% tahun ke tahun.
Selangor, Kuala Lumpur, dan Johor kekal sebagai negeri paling aktif dari segi transaksi.
Prospek 2026: OPR dijangka stabil, insentif Bajet 2026 untuk pembeli rumah pertama, dan penyiapan RTS akan menjadi pemangkin utama pasaran hartanah tahun ini.
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