How to check the real transacted price of a property in Malaysia
The best way to tell if a Malaysian property is fairly priced is to look at what similar homes actually sold for, not what sellers are asking. Those figures are recorded by JPPH/NAPIC, the government valuation department. Across 92,349 transactions recorded in the last 24 months, the median sale was RM 392,000, or RM 352 per square foot.
This page shows the real transacted numbers by state and by property type, explains where to find them for a specific property, and how to read them so an asking price cannot fool you.
The short answer: how to see what a property really sold for
- On a MyRumahBaru project or area page, the recorded NAPIC transaction prices for that development sit right next to the asking price, so you can compare the two at a glance.
- NAPIC (under JPPH) publishes open transaction data for the whole country. It is the source of truth, but the raw data is spread across reports and is not searchable by a normal buyer.
- Compare on price per square foot, not total price. A bigger unit costs more without being better value.
- Look at the last 12 to 24 months only. Older sales miss recent movement, and NAPIC data lags by several months as sales are stamped.
Median transacted prices by state
These are the median recorded sale prices across the 16 states with enough transactions to report reliably, over the last 24 months. Price per square foot is the fairer comparison between areas, because it strips out how big the home is.
| State | Transactions | Median price | Median RM / sq ft | RM / sq ft year on year |
|---|---|---|---|---|
| Selangor | 20,781 | RM 500,000 | RM 425 | +0.5% |
| Johor | 13,114 | RM 499,000 | RM 391 | +0.7% |
| Perak | 9,431 | RM 300,000 | RM 275 | -0.5% |
| Pulau Pinang | 7,924 | RM 370,000 | RM 398 | +3.4% |
| Kuala Lumpur | 6,929 | RM 660,000 | RM 541 | +8.7% |
| Kedah | 6,253 | RM 293,000 | RM 324 | +4.1% |
| Negeri Sembilan | 5,035 | RM 305,000 | RM 308 | +2.3% |
| Pahang | 4,732 | RM 300,000 | RM 293 | +3% |
| Terengganu | 4,419 | RM 340,000 | RM 302 | +4% |
| Melaka | 4,226 | RM 310,000 | RM 289 | +4% |
| Sarawak | 3,671 | RM 415,000 | RM 374 | +2.1% |
| Kelantan | 3,233 | RM 340,000 | RM 307 | +2.9% |
| Sabah | 1,923 | RM 450,000 | RM 392 | -2.5% |
| Perlis | 425 | RM 298,000 | RM 314 | +1% |
| Labuan | 132 | RM 454,000 | RM 416 | — |
| Putrajaya | 121 | RM 695,000 | RM 447 | — |
Median transacted prices by property type
A condominium or apartment sold for a median of RM 420,000 (RM 419 per square foot). Landed homes sell for more in total but often less per square foot, because you are paying for land as well as built-up space.
| Property type | Transactions | Median price | Median RM / sq ft |
|---|---|---|---|
| Terraced House | 49,546 | RM 368,000 | RM 347 |
| Condominium / Apartment | 13,960 | RM 420,000 | RM 419 |
| Semi-Detached House | 9,866 | RM 450,000 | RM 357 |
| Flat | 6,256 | RM 188,000 | RM 290 |
| Bungalow / Detached | 5,430 | RM 450,000 | RM 323 |
| Shop / Retail | 3,647 | RM 770,000 | RM 283 |
| Cluster House | 1,358 | RM 499,000 | RM 360 |
| Town House | 695 | RM 370,000 | RM 325 |
Where these numbers come from, and their limits
The figures on this page are recorded property transactions from JPPH/NAPIC, Malaysia's official valuation authority, over the last 24 months. These are actual stamped sales, not asking prices and not listings.
NAPIC data lags the market. A sale takes months to be stamped and published, so the most recent months are always incomplete. State medians are robust, but read the year-on-year movements as directional rather than precise.
A median is the middle of a wide range. A specific home can sell well above or below it depending on the exact building, floor, view, condition and tenure. Use the median as a sanity check on an asking price, then look at transactions in that specific development.
How to use this before you make an offer
- Find recent transactions in the same development or the one next door, not just the same city.
- Work out the asking price per square foot and compare it to those transactions. More than about 10 to 15% above recent sales needs a good reason.
- Remember what the price does not include: legal fees, stamp duty, renovation, and for strata, the monthly maintenance and sinking fund.
- For a new launch, compare the developer price against subsale transactions in nearby completed projects, since there is no transaction history yet.
Want the recorded prices for a specific area? Tell Sarah where you are looking and she can pull the transacted prices next to what is on the market now.
Chat with SarahCommon questions
How can I see the actual transacted prices of a condominium in Malaysia rather than the asking price?
Recorded sale prices come from JPPH/NAPIC, the government valuation department. Across 92,349 transactions in the last 24 months the national median was RM 392,000, and a condominium or apartment sold for a median of RM 420,000 (RM 419 per square foot). On MyRumahBaru, the NAPIC transacted prices for a development are shown on its project and area pages, right next to the current asking prices, so you can compare the two directly.
What is a fair price per square foot for a home in Malaysia?
The national median over the last 24 months is RM 352 per square foot, but it varies widely by state: from around RM275 in Perak to over RM540 in Kuala Lumpur. Compare a specific property against recent transactions in the same area and property type rather than the national figure.
Is NAPIC transaction data free?
NAPIC publishes open property transaction data, but the raw files are spread across reports and are not searchable by address or development, which is why most buyers never use them directly. MyRumahBaru surfaces the relevant transactions on each listing and area page so you do not have to dig through them.
Why is the transacted price different from the asking price?
The asking price is what a seller hopes to get. The transacted price is what a buyer actually paid, after negotiation. In a soft market the gap can be large. Checking recorded transactions tells you how much room there usually is to negotiate.
How recent is NAPIC transaction data?
It lags by several months, because a sale has to be completed and stamped before it is recorded. The most recent months are always incomplete, so a rolling window of the last 12 to 24 months gives the most reliable picture.