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Top 5 areas in Malaysia for properties below RM500,000


Finding an affordable area with decent houses remains an ongoing challenge in Malaysia. While many government housing schemes have long waiting lists, some of them are seldom advertised. However, there is good news.

© Kin Meng Kok/ 123RF.

This time around in 2020, we unveil the 5 top areas in Malaysia for properties below RM500,000 (median price). This is based on the review period between January 2019 to December 2019. The information is from the Valuation and Property Services Department (JPPH) that has been compiled by’s big data solution The areas are ranked in ascending order and presented based on the number of transactions.

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5. Pasir Gudang, Johor

Number of transactions: 839

© Mohamad Zaki Mokhtar/ 123RF. Oil rigs located near the Tanjung Langsat Port, Pasir Gudang.

Pasir Gudang is an industrial district in Johor Bahru (JB) that houses two of the country’s important seaports, Pasir Gudang Port and Tanjung Langsat Port. These ports serve multiple industries like petrochemicals, transportations and logistics, shipbuilding, palm oil storage, and distribution as well as other heavy industries. The industrial activities have led to many job opportunities hence paving the way to residential developments in this area.

If you are looking for an affordable home in JB, you may check the Rumah Mampu Milik Johor at Taman Scientex. These houses are freehold with a built-up size of 1,080 sq ft. Pasir Gudang is accessible via the Pasir Gudang Highway and Johor Bahru Eastern Dispersal Link Expressway (extension of the North-South Expressway Southern Route).

  • The top 3 projects in Pasir Gudang are:
  • Most transacted property type: Terrace house
  • The median price for a terrace house: RM300,000
  • Median price PSF: RM296

 4. Skudai, Johor

Number of transactions: 948

Puteri Harbour at Iskandar Puteri, Johor. © Mohd Hamdi Zainal/ 123RF.

Skudai is a suburb in Johor’s new corridor, Iskandar Puteri (Nusajaya). This township is the home to Universiti Teknologi Malaysia (UTM) since April 1, 1975. As this area is also known as a student township, it has a good rental market potential for property owners who are looking to rent out their properties to local and international students. The median rental price for a condominium in Skudai is RM1,300 per month.

Not just that, there are a lot of shopping and touristy spots to explore in Skudai. You can visit Legoland, Danga Bay, Dataran Bandaraya Johor Bahru, and Johor Premium Outlet (JPO) easily from Skudai. Also, this is a great opportunity to visit the neighbouring country as Singapore is only a shor drive away from Johor Bahru (JB)!  As for houses, terrace houses in Skudai area range between 1,540 sq ft and 3,500 sq ft and they are mainly freehold titled.

3. Klang, Selangor

Number of transactions: 1,318

An aerial view of residential areas and shop lots in Klang. © razihusin/ GettyImages

Klang or better known as the Royal Town of Klang is the former capital state of Selangor. It is a mature town and it houses one of the country’s major ports, Port Klang. Not just that, Klang is connected to KL City Centre and other parts of the Klang Valley via a network of highways such as the Federal Highway, KESAS, Selat Klang Highway and the New North Klang Straits Bypass (NNKSB) or Shapadu Highway

KL downtown is 40 km away while its immediate neighbours are Shah Alam and Subang Jaya. While it doesn’t seem too touristy, there are a few places for visitors to see and explore. You may join the Royal Klang Town Heritage Walk and it’s free of charge! It’s a half-day walk organised Klang Municipal Council and Tourism Selangor.

Houses in Klang are a mixture of the highrise, terrace house, Semi-D, and bungalow. Based on our listings, the properties are ranging from 800 sq ft to 5,600 sq ft. Also, there’s a new launch Rumah Selangorku (RSKU) project, Serunai. It’s a freehold apartment and is expected to complete in December 2020.

2. Sungai Petani, Kedah

Number of transactions: 1,504

Sungai Petani Clock Tower in Kedah. © RAVINDRAN SMITH/ 123RF

Sungai Petani is one of the largest towns in Kedah and it is about 70km south of Alor Setar. This area neighbours the mainland of Penang and it takes about 50 minutes by car to get to Butterworth. Dubbed as the rice bowl of Malaysia, Kedah is mainly famous for its ecotourism attractions such as the Bujang Valley Archaeological Site (Lembah Bujang) and Langkawi Island.

Not just that, Sungai Petani is the industrial district in Kedah and it is also the fastest-growing town in that state.  Also, connectivity is excellent as it has direct access to the North-South Expressway. Houses in Sungai Petani are mainly freehold titled and each unit offers three to five bedrooms. The units are also spacious with sizes ranging from 1,400 sq ft to 5,800 sq ft. There’s also a new launch project, Bintang Maya 2 for potential buyers to check out.

1. Ipoh, Perak

Number of transactions: 1,684

Concubine Lane in Ipoh, Perak. © Pisit Khambubpha/ 123RF

Ipoh is the capital city of Perak and it is one of Malaysia’s biggest attractions. This former mining town is located about 200km from Kuala Lumpur  (KL) and 150km from Butterworth (mainland Penang). As Ipoh is popular with tourists for its white coffee, colonial architecture, gastronomy adventure, and nature, travelling to this part of Malaysia is convenient as there are regular daily connections for public transport. You can travel via the interstate buses or you can cut down travelling time by opting for the ETS. This high-speed train provides services to Ipoh from KL Sentral, Kepong Sentral KTM station, and Butterworth Penang Sentral.

Besides booming with hipster cafes, Ipoh is also the gateway to Cameron Highlands. Ipoh charms its visitor with attractions like Concubine Lane, Birch Clock Tower, the railway station, Tambun Cave, limestone cave temples, and the mysterious Kellie’s Castle. Based on our listings on, terrace houses in Ipoh are ranging from three to five bedrooms with built-up sizes within 1,200 sq ft to 4,550 sq ft.

Note: Analytics is based on the data available at the date of publication and may be subject to revision as and when more data becomes available.

Disclaimer: The information is provided for general information only. Malaysia Sdn Bhd makes no representations or warranties in relation to the information, including but not limited to any representation or warranty as to the fitness for any particular purpose of the information to the fullest extent permitted by law. While every effort has been made to ensure that the information provided in this article is accurate, reliable, and complete as of the time of writing, the information provided in this article should not be relied upon to make any financial, investment, real estate or legal decisions. Additionally, the information should not substitute advice from a trained professional who can take into account your personal facts and circumstances, and we accept no liability if you use the information to form decisions.

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