| High-rise area | 2025 annual change, preliminary |
| Selangor | −2.0% |
| Petaling | −2.5% |
| Kuala Lumpur | +0.4% |
| KL South | −4.2% |
High-rise home prices in Kuala Lumpur and Selangor moved in different directions in 2025. Preliminary data from the National Property Information Centre (NAPIC) show a 2.0% fall in Selangor and a 0.4% rise in Kuala Lumpur.
The differences were also visible within each market. Petaling recorded a 2.5% decline, while KL South fell 4.2%. A state-level increase can therefore sit alongside falling prices in some districts, making local comparisons useful when buying or selling a condominium or apartment.
The figures come from the high-rise series in NAPIC’s Malaysian House Price Index (MHPI). Landed homes and serviced apartments are tracked separately. The later Q1–Q2 2026 report adds a newer comparison, with each reading needing to be understood against its stated period.
What NAPIC Recorded for 2025
A state figure can hide what happens in your district, so look at both.
Source: NAPIC Malaysian House Price Index Report 2025, High-Rise Unit Price Index. Figures marked preliminary may be revised.
Two areas inside the same market moved in opposite directions. That is why a single Klang Valley number is not enough.
What Changed by Mid-2026
The mid-2026 figures use a different comparison date, so do not subtract them from the 2025 figures.
NAPIC’s Q1–Q2 2026 report shows preliminary Q2 high-rise prices up 0.9% year on year in Selangor, 1.5% in Kuala Lumpur, 6.8% in KL South and 1.7% in Petaling. Separately, Chart 12 records a 7.9% quarter-on-quarter fall in Selangor in Q1 2026 and a 7.4% quarter-on-quarter rise in Q2. These two quarterly movements should not be added together or treated as annual growth.
| High-rise area | 2025 annual change against 2024 | Q2 2026 preliminary against Q2 2025 |
| Selangor | −2.0% | +0.9% |
| Petaling | −2.5% | +1.7% |
| Kuala Lumpur | +0.4% | +1.5% |
| KL South | −4.2% | +6.8% |
The two columns come from different reports and different comparison dates. Read each column on its own.
One quarter is not a trend.
How Kuala Lumpur and Selangor Compare Across All House Types
NAPIC’s preliminary Q2 2026 all-house index shows Kuala Lumpur up 2.7% year on year, with a reported average price of RM825,282, and Selangor down 1.1%, with a reported average of RM561,187. Its Central Region H1 2026 report records residential transactions falling from 25,015 to 22,389 in Selangor, a 10.5% decrease against H1 2025. Kuala Lumpur rose from 6,460 to 6,618, or 2.4%.
Those state averages mix landed and high-rise homes, so they are not a guide to what a condominium costs. Use them to see that the two states are not moving together.
The Supply Picture Behind the Prices
Price figures only tell half the story. The supply of unsold homes shows how much competition a seller or developer faces.
NAPIC’s H1 2026 status report records 4,185 completed unsold residential units in Selangor and 15,665 unsold residential units under construction. It separately records 6,343 completed unsold serviced apartments in Kuala Lumpur. These serviced apartments are a commercial category and should not be added to residential high-rise figures without explaining the different coverage. Nationally, 16.6% of the 27,832 residential units newly launched in H1 2026 had sold by the reporting date.
NAPIC’s H1 2026 stock report records incoming residential supply of 81,437 units in Selangor and 27,554 in Kuala Lumpur. Incoming supply is a pipeline measure, not a count of completed unsold homes. The status report records 8,354 new residential launches in Selangor and 1,610 in Kuala Lumpur during H1 2026.
More unsold stock may give buyers more room to negotiate on some completed projects. Units that stay unsold for years may have reasons, such as location, layout or pricing. Unsold units still under construction may also compete with subsale homes once they complete.
What to Check Before Buying a High-Rise Unit
Before committing, check the actual walking route to the LRT, MRT or KTM station. A station can look close on the map but feel very different when covered walkways stop halfway, the afternoon sun is out, or a thunderstorm hits at 5pm. Check whether a feeder bus or shuttle runs at the hours you commute.
Then count the running costs. Ownership costs include maintenance fee, sinking fund, assessment tax, parcel rent where applicable, and parking. Ask whether the building is run by a Joint Management Body (JMB) or a Management Corporation (MC), and ask to see the latest accounts.
If the title is leasehold, check the remaining lease with the lender for the specific property. Financing policies vary between banks, so confirm the available loan amount and tenure before committing to an older leasehold unit.
How This Plays Out in Real Life
If you are buying your first home in Selangor. Take a buyer with a RM650 car instalment, a PTPTN repayment and two credit cards. This is an illustrative example. The bank looks at the Debt Service Ratio (DSR), which is the share of the buyer’s monthly income that goes to debt repayments, before it decides how much to lend. The district index does not change that calculation.
If you are buying an under-construction unit. Completion dates are projections from the developer, and your protections come from the SPA and the Housing Development (Control and Licensing) Act 1966 framework in Peninsular Malaysia. Ask the developer for the current sales rate and the stated completion date.
If the bank values the unit below the agreed price. You may need to pay the difference in cash, renegotiate, or look at other financing, depending on the SPA terms and timeline. Speak to your lawyer and the bank early.
If you are selling. Compare your asking price with recent transacted prices in your own building, not with the state index.
Practical Questions, Answered
Should I wait for prices to fall before buying? NAPIC’s figures show different districts moving in different directions. Short-term quarterly movements can also reverse, as Selangor’s high-rise series did between Q1 and Q2 2026. Compare recent sales in the building you want and check whether the purchase fits your budget.
Is the index the price I will pay? No. The index tracks price changes for comparable homes. Your price depends on the unit, the building and the seller.
Where do I find my district’s figure? NAPIC’s price index and property market reports list state and district figures. Ask your agent for recent transacted prices in your building as well.
What to Check Before You Make an Offer
Look up your district’s annual and quarterly change for high-rise homes. Ask for recent transacted prices in the same building. Check how many completed units nearby remain unsold, and confirm the maintenance fee and sinking fund. Then ask your bank for its valuation view before you commit a deposit.
Quick Recap
NAPIC’s 2025 index report recorded Selangor high-rise prices down 2.0%.
The same report recorded Kuala Lumpur high-rise prices up 0.4%.
NAPIC recorded KL South high-rise prices down 4.2% in 2025.
NAPIC’s preliminary Q2 2026 report records Selangor high-rise prices up 0.9% year on year.
NAPIC’s H1 2026 status report records 4,185 completed unsold residential units in Selangor, across residential property types.
Before you make an offer, compare recent transacted prices in your own building, not the state index.
Sources
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