| Project Name | Median Rental Price RM (H1 2022) | Growth in Median Rental Price (H1 2022 vs H2 2021) |
| Miharja Condominium, Cheras | 1,400 | 11.50% |
| Beverly Tower @ Plaza Medan Putra, Bandar Menjalara | 1,200 | 9.10% |
| De Tropicana, Kuchai Lama | 1,200 | 9.10% |
| Bukit OUG Condominiums, Bukit Jalil | 1,300 | 8.30% |
| Jalil Damai Apartments, Bukit Jalil | 1,300 | 8.30% |
| Sri Desa, Kuchai Lama | 1,299 | 8.30% |
| Residensi Lanai, Bukit Jalil | 1,294 | 7.80% |
| Villa Angsana, Sentul | 1,400 | 7.70% |
| Danau Impian, Taman Desa | 1,400 | 7.70% |
| Pertama Residency, Cheras | 1,400 | 7.70% |
Here is a list of high-rise properties including condos, serviced residences and apartments that are benefitting from high rental appreciation in H1 2022 compared to H2 2021. We take a look at the top investment properties landlords can consider in Kuala Lumpur and Selangor across three different price tiers.
The rental market witnessed considerable growth in H1 2022, driven in part by a challenging purchasing climate for would-be homebuyers who are now gravitating towards the rental option. Faced with a conservative lending regimen adopted by banks, rising interest rates and escalating building material costs that are impacting the price of newly launched properties, a growing number of property seekers are now shifting their focus to rental properties as an immediate solution to upgrade their lifestyle and space needs.
Data accumulated by iProperty.com.my reveals that some noteworthy areas in Kuala Lumpur and Selangor have performed particularly strongly so far this year, and are now proving to be rental market hotspots that are worth keeping an eye on. Among them, we have seen healthy double-digit percentage gains for median rental of properties in Cheras, Puchong, Subang Jaya, Sungai Long as well as in central metropolitan districts such as KLCC and Bukit Bintang.
How is the rental market in Malaysia in 2022?
Market watchers have noted that a continued perception of economic uncertainty continues to dominate consumer behaviour in the Malaysian market, although confidence is steadily, but slowly making its way back into the market. In the interim, many buyers are temporarily putting off purchasing plans to ride out this period of economic volatility and await a friendlier climate for loan financing options.
However, the need to upgrade lifestyles and living conditions continue to propel movement in the rental market, and this market is expected to see sustained growth in the future. Overall, the iProperty.com.my website captured a 34% increase in searches for rental properties in H1 2022.
This provides property investors who are on a sound financial footing with a window of opportunity to capitalise on the lucrative potential of a rental market that is on the rise.
In its recently published report Real Estate Highlights 1H 2022, property consultancy Knight Frank Malaysia also highlighted strong growth in the rental market.
“The overall (average) transacted price of high-end condominiums/serviced apartments in Kuala Lumpur was marginally higher (circa 1.2%). The average asking rentals of high-end condominiums and serviced apartments in the localities of KL City, Ampang Hilir / U-Thant, Damansara Heights and Mont Kiara were marginally higher during the review period,” noted the report.
Average asking rentals in KL City, for example, jumped from the RM2.00–RM4.70psf range to RM2.00-RM5.20psf, while in Mont Kiara it moved from RM2.00-RM3.80psf to RM2.00-RM4.00psf.
The report also pointed out that the overall rental market is expected to continue to improve, moving forward, following the country’s reopening of international borders to foreign travel, the normalisation of economic activities and the anticipated return of the expatriate population to the country.
NOTES: Raw data is sourced from the iProperty.com.my website and then analysed by PropertyGuru DataSense, the data, analytics and solutions arm of PropertyGuru Group. We have also taken steps to ensure that any outliers have been removed to mitigate data distortion.
What is median rental price growth?
Median prices are derived from the “middle point” of the price scale, which is the mid-point of a data set, and it is not the same as the average price. Median rental price growth data in this article is calculated based on figures derived from rental listings on iProperty.com.my, where the growth shown is a comparison of H12022 rental figures vs H22021 rental figures.
In real estate practices, the median price is considered to be a better indication of price movements in the market, because it is less affected by outliers or properties that skew the perceived values in a particular housing market. In the rental market, for example, a handful of expensive properties that command higher rentals could skew average rental prices higher and not accurately reflect the overall movement of rental values across the board.
Looking at median prices helps property investors make an educated decision on where and when to buy or rent a house. Rising median prices indicate a seller’s market while falling median prices indicate a buyer’s market.
In addition, iProperty.com.my’s data offers a clearer picture of market movement by identifying projects within three different price tiers (below RM1,500, RM1,500-RM2,500 & above RM2,500) to offer greater insights into various types of rental investment options that are performing well in the current climate.
Top properties in Kuala Lumpur – Highest median rental price growth in H1 2022
Properties in KL with monthly rent below RM1,500
Topping the chart in this price category in Kuala Lumpur, Miharja Condominiums in Cheras is one example of how location and convenience are still primary driving factors for property renters in the city. Seeing 11.50% growth in median rental prices, its strategic position offers an easy commute to nearby LRT and MRT stations, while the Sunway Velocity Shopping mall, food courts, restaurants and sundry shops are just a short walk away.
Meanwhile, Berjaya Time Square and Pavillion mall in the Bukit Bintang retail district is approximately 5 minutes away by car.
Stratified projects within Bukit Jalil and Kuchai Lama also feature strongly on this list, registering between 9.10% and 7.80% median rental price growth. Located close to each other, these two vicinities share similar advantages, namely rapid access to Old Klang Road, the Federal Highway, New Pantai Expressway (NPE) and the Shah Alam Expressway (Kesas).
Access to the LRT stations in Bukit Jalil is also a prime factor, as properties in this price range will appeal to young job seekers in the Klang Valley, for whom public transportation solutions and convenient highway access are top priorities.
While some of the property offerings in this district might be older, it continues to represent good value in terms of lifestyle amenities and transportation convenience for those seeking more affordable housing options within striking distance to commercial hubs in and around KL City.
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Properties in KL with monthly rent of RM1,500-RM2,500
| Project Name | Median Rental Price RM (H1 2022) | Growth in Median Rental Price (H1 2022 vs H2 2021) |
| Taragon Puteri Bintang, Bukit Bintang | 2,400 | 33.30% |
| The Ridge, Setapak | 2,500 | 25.00% |
| Waldorf Tower, Sri Hartamas | 2,500 | 25.00% |
| Platinum Lake PV 16, Setapak | 1,900 | 18.80% |
| SkyVille 8 @ Benteng, Old Klang Road | 1,900 | 18.80% |
| M Suites, Ampang Hilir | 1,900 | 18.80% |
| Mutiara Residency, Brickfields | 2,050 | 13.90% |
| D’sands Residence, Old Klang Road | 1,700 | 13.30% |
| Platinum Lake PV 13, Setapak | 1,800 | 12.50% |
| Bayu @ Pandan Jaya, Cheras | 1,800 | 12.50% |
The popularity of Taragon Puteri Bintang, which saw median rental prices grow by a sizeable 33.3% in H1 2022, marks a resurgence of interest in the older Jalan Pudu stretch surrounding the Bukit Bintang vicinity. Ongoing modernisation, thanks to projects such as the transformation of the former Pudu Jail into Bukit Bintang City Centre, is reinventing appeal and property values in the surrounding district.
The location already benefits from proximity to public and international schools, colleges, the Pudu Specialist Centre medical facility as well as LRT and Monorail access points. A prime location close to the city’s modern heart, properties in the mid-price range will appeal strongly to young urbanites and professionals, for whom the location offers a number of lifestyle and career advantages.
For similar reasons, a number of properties located in Setapak are also featured in this list, gaining between 25% and 12.5% in the median rental price. Also, close to the central district, Setapak offers a more affordable option for family-sized units than in the central city district but features convenient access to the city centre. New high-rise options in the area are gaining traction with upgraded lifestyle facilities that resonate with modern mid-income urbanites.
Adding lure is the upcoming Mass Rapid Transit 3 Circle Line (MRT3), which has a proposed station in Air Panas, and is expected to further enhance connectivity in the area. Slated for completion by 2024, the MRT3 will form part of the Greater KL/Klang Valley Integrated Transit System covering the major hot spots in the Klang Valley.
Another area benefitting from the rejuvenated appeal is the Old Klang Road vicinity, where fresh property offerings are modernising the landscape. This important stretch has always been a strategic link between KL and PJ, appealing to those with family members who work in both cities. The current demand for rental properties in the area is not just being driven by lifestyle upgraders in the area, but also by young professional job opportunists that have migrated into the Klang Valley for better prospects.
Properties in KL with monthly rent above RM2,500
| Project Name | Median Rental Price RM (H1 2022) | Growth in Median Rental Price (H1 2022 vs H2 2021) |
| Setia SKY Residences, KLCC | 4,000 | 29.00% |
| 633 Residency, Brickfields | 2,600 | 23.80% |
| Platinum Suites (The Face Suites), KLCC | 3,000 | 15.40% |
| Hartamas Regency 2, Dutamas | 3,800 | 15.20% |
| Riana Green East, Wangsa Maju | 2,800 | 14.30% |
| Suasana Bukit Ceylon / Raja Chulan Residences, Bukit Ceylon | 2,800 | 12.00% |
| Kapas Heights, Bangsar | 14,500 | 11.50% |
| The Park Sky Residence, Bukit Jalil | 2,900 | 11.50% |
| i-Zen @ Kiara 2, Mont Kiara | 5,000 | 11.10% |
| Lumina Kiara, Mont Kiara | 4,750 | 10.50% |
The reopening of borders has put KLCC back on the map for international renters, which is a key target market in this rental price bracket. The location, which has seen median rentals improve by 15.4% to 29% in H1 2022, benefits from its long-term appeal as the prime epicentre of business and commercial activity.
However, it is important to note that KLCC’s position as a central retail and lifestyle nucleus also gives rise to many short-term rental offerings – for example, Airbnb rentals. This too is on the rise with the removal of travel restrictions, impacting the growth of certain median rental prices on this list.
Beyond existing world-class retail and lifestyle amenities, KLCC will soon also benefit from its strategic position as the nucleus of an integrated Klang Valley-wide rail system, which is poised to be enhanced with the inclusion of the MRT3 Circle Line.
Another area that has always been a popular residential target for both locals and expatriates is Mont Kiara, which has recently seen median rental prices rise between 11.10% and 10.50%, marking it as a favourite target for property investors.
This will continue to be the case as the overall rental market improves, and our reopened borders welcome the return of international professionals. A more family-centric landscape, Mont Kiara has an established expatriate community, giving the locale a cosmopolitan appeal. Vibrant and rich with amenities such as shopping centres, F&B outlets, international schools, and recreational private clubs, as well as the lush greenery of Bukit Kiara and Bukit Kiara Trail, provide the neighbourhood with sustained tenant attraction.
Alternatively, properties closer to the urban activity and within proximity to retail centres also represent a pull factor for a younger and more socially active set of high-income locals and expatriates. Lumina Kiara in Mont Kiara, which saw median rentals rise by 10.5%, is a low-density project with modern lifestyle facilities, but also enjoys proximity to the popular 1MK mall located at its doorstep. Similarly, The Park Sky Residence in Bukit Jalil is located next to Pavilion Bukit Jalil mall, which has factored into its 11.5% rise in median rental rates in H1 2022.
Top properties in Selangor – Highest median rental price growth in H1 2022
Properties in Selangor with monthly rent below RM1,500
| Project Name | Median Rental Price RM (H1 2022) | Growth in Median Rental Price (H1 2022 vs H2 2021) |
| Landmark Residence 2, Bandar Sungai Long | 1,400 | 16.70% |
| Core Soho Suite, Sepang | 1,100 | 15.80% |
| Suriamas, Bandar Sunway | 750 | 15.40% |
| Menara Geno, Subang Jaya | 1,150 | 15.00% |
| Utropolis Urbano, Glenmarie | 1,350 | 12.50% |
| Kiara Plaza. Semenyih | 1,100 | 10.00% |
| Flexis @ One South, Seri Kembangan | 1,100 | 10.00% |
| The Arc, Cyberjaya | 1,100 | 10.00% |
| Forest Green, Bandar Sungai Long | 1,200 | 9.10% |
| Tamarind Suites, Cyberjaya | 1,200 | 9.10% |
The performance of Landmark Residence 2, which gained 16.7% in rental value, reflects the growing rental appeal of properties located in Bandar Sungai Long. Making waves of late, a number of factors have contributed to its growing appeal as a residential haven. Bandar Sungai Long borders the east of Bandar Mahkota Cheras, the north of Taman Pusara and the west of Hulu Langat Forest Reserve. Despite its relative distance from prime urban districts, it provides good connectivity to several Klang Valley highways and residential property offerings in the area have hit the mark by targeting the middle 40% of the income group (M40), with some limited low- and medium-cost apartments.
Similarly, attractively positioned properties in Cyberjaya have performed well in H1 2022 – The Arc and Tamarind Suitesrecorded a growth of 10% and 9.1% respectively. The Arc is particularly popular among university students and foreign and local tenants who work in the locality. Meanwhile, Tamarind Suites has many of its units being rented out as short-term accommodation, banking on its attractive duplex layouts and location next to a popular neighbourhood mall. Both projects feature a majority of smaller sized units (below 1,000sq ft), but offer modern facilities, convenient access to schools and commercial centres, as well as easy connectivity to KLIA and various urban hotspots in the Klang Valley via the MEX highway, ELITE, SKVE, LDP, NORTH-SOUTH highway.
Another development worth noting in this rental price bracket within Selangor is Suriamas in Bandar Sunway, which currently offers an affordable median rental price of RM750, but has also witnessed a strong rental growth of 15.4%. This shows that the stabilisation of the market after a prolonged period of pandemic-related instability is once again bringing rental attention to well-established and popular districts such as Bandar Sunway. Strategically located close to major retail, commercial and lifestyle highlights in the Sunway vicinity, it is now witnessing rapid growth in demand as better job prospects improve the appeal of rental properties in established urban hubs.
Properties in KL with monthly rent of RM1,500-RM2,500
| Project Name | Median Rental Price RM (H1 2022) | Growth in Median Rental Price (H1 2022 vs H2 2021) |
| i-Residence @ i-City | 2,000 | 17.60% |
| Kenwingston Skylofts, Subang Jaya | 2,000 | 17.60% |
| Zefer Hill Residence, Puchong | 2,100 | 16.70% |
| Mkh Boulevard, Kajang | 1,500 | 15.40% |
| D’Latour, Bandar Sunway | 2,300 | 15.00% |
| Skyvilla @ D’Island, Puchong | 1,800 | 12.50% |
| Hijauan Saujana, Saujana | 1,800 | 12.50% |
| Medalla @ Oasis Corporate Park, Ara Damansara | 2,000 | 11.10% |
| Paisley @ Tropicana Metropark, Subang Jaya | 2,200 | 10.00% |
| The Boulevard, Subang Jaya | 2,400 | 9.10% |
Both Subang Jaya and Puchong performed well in the rental market during the H1 2020 period, seeing double-figure percentage growth on the back of their traditional appeal as well-established and conducive residential neighbourhoods.
Liveability, for example, is one of Subang Jaya’s strong points that has been reflected in the performance of Kenwingston Skyloft, which saw median rents increase by 17.6% in H1 2022. In addition to well-planned residential districts, with easy access to commercial centres, surrounding community parks and quick access to important highways, it has also recently benefitted from enhanced railway connectivity with numerous LRT stations distributed strategically throughout the city.
This further improves its sustained appeal as a residential hotspot in the future, making it a firm target for property investors. Among the key demographics attracted to the Subang Jaya area are mid-sized or growing families, who appreciate the proximity to the many schools and colleges located in the area (including the neighbouring Bandar Sunway education hub), as well as the many food and grocery outlets that are within walking distance from homes. Also driving rentals up in the area are student tenants, many of whom are international and seeking accommodation close to retail centres and daily conveniences. The easing of travel restrictions has also boosted potential tenancy in Subang’s property market from this demographic.
For similar reasons, Puchong too has long been a residential focal point in the Klang Valley property market, traditionally being one of the busiest locales in terms of property sales and rental transactions. It is no surprise that it registers as one of the prime movers for median rental prices as the rental market grows, registering rises of between 12.5% and 16.7% growth in H1 2022. Puchong’s strong point has always been its position as a nexus of connectivity, with numerous LRT and highway access points. Ideally located close to Subang Jaya, Bandar Sunway, Sri Petaling, Bukit Jalil, and Seri Kembangan, it is also a gateway to Putrajaya, Cyberjaya, and both KLIA airports.
Facilitating its exceptional access are highways such as Damansara Puchong Highway (LDP) that crosses through the entire of Puchong, Shah Alam Expressway (KESAS), New Pantai Expressway (NPE), Maju Expressway (MEX), North-South Expressway Central Link, South Klang Valley Expressway (SKVE), and the Federal Highway.
Properties in Selangor with monthly rent above RM2,500
| Project Name | Median Rental Price RM (H1 2022) | Growth in Median Rental Price (H1 2022 vs H2 2021) |
| Saujana Residency, Subang Jaya | 2,999 | 20.00% |
| Verde, Ara Damansara | 3,500 | 12.90% |
| Uptown Residences, Petaling Jaya | 3,500 | 12.90% |
| Tropicana Avenue, Tropicana | 2,600 | 10.60% |
| Tropicana Grande, Tropicana | 8,500 | 9.00% |
| Setia City Residences, Setia Alam | 2,700 | 8.00% |
| Reflection Residences, Mutiara Damansara | 3,000 | 7.10% |
| The Azure Residences, Kelana Jaya | 2,800 | 6.70% |
| Pinnacle, Sri Petaling | 1,800 | 5.90% |
| Sky Condominium (Skyz Residence), Puchong | 2,700 | 3.80% |
For those in the higher income bracket, rental properties that offer an enhanced living experience, with sizeable living spaces, healthy green surroundings and enrichening lifestyle facilities are proving to be key considerations for would-be tenants.
This is evident in the positive median rental price movements of projects such as Saujana Residency in Subang Jaya, which saw median rents rise by 20% in H1 2022. Offering a range of options that span from studio units to larger lofts that exceed 2,400sq ft, a key highlight for its large units is a dedicated private garden. Albeit older, the serviced residence offers low-density living and various lifestyle facilities including an in-house convenience store and a launderette. The advantage of its strategic position, close to Subang Jaya’s retail highlights and NKVE access has also contributed to its popularity as a rental target for home seekers.
Similarly, Tropicana Avenue (10.6% median rent increase) and Tropicana Grande (9% median price increase) in Petaling Jaya’s upmarket Tropicana vicinity are luring well-heeled tenants due to its strategic location and attractive lifestyle proposition.
Tropicana Avenue is a mixed commercial hub located in the esteemed location of resort-theme Tropicana Golf & Country Resort. It is sited opposite Casa Tropicana. Tropicana Avenue is designed to feature a mixture of business, dining and entertainment on rooftop levels, providing a complete lifestyle centre. Tropicana Grande sits right beside the picturesque Tropicana Golf & Country Resort 18-hole course, taking full advantage of the surrounding greenery and the verdant view. Rich with modern amenities and well-manicured green spaces, it appeals to the comfort of spacious open areas and rejuvenating leisure facilities.
The location of both projects also provides highlights in terms of quick access to Bandar Utama, Petaling Jaya, Bangsar and KL. Furthermore, it features direct access to major routes such as Damansara–Puchong Highway (LDP), SPRINT Expressway Highway, NKVE and Penchala Link.
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