LAST UPDATED: Q3 2025 / Q1 2026
Market Dashboard
Institutional-Grade Analytics · Malaysia Residential Property
MARKET TEMPERATURE
GROSS RENTAL YIELD
5.19%
↑ vs 5.10% Q1 2025
Global Property Guide Q1 2026
HIGH-RISE ABSORPTION
18–24m
⚠ 12.9% take-up
NAPIC 2025
MHPI YoY
+0.1%
−1.39% real
Q3 2025 JPPH
NATIONAL AVG PRICE
RM 494,384
+0.1% YoY
Q3 2025 JPPH
SUPPLY PRESSURE
RESIDENTIAL OVERHANG
28,672
↑ +30.5% YoY
Q3 2025 NAPIC
TOTAL OVERHANG (incl. SA)
44,794
incl. serviced apts
Q3 2025 NAPIC
NEW COMPLETIONS
69,303
↑ +25.3% YoY
Q1–Q3 2025
DEVELOPER CONFIDENCE
19%
Optimistic only
REHDA 2H2025
DEMAND MOMENTUM
2024 TRANSACTIONS
420,525
10-Year High
NAPIC 2024
Q3 2025 TRANSACTIONS
108,250
+12.5% value, -3.5% vol
JPPH Q3 2025
LOAN APPROVAL RATE
42.6%
Below pre-COVID
Q3 2024 BNM
OPR
2.75%
Cut Jul 2025
BNM
MHPI YoY (2025Q3)
+0.14%
Near-flat in real terms
JPPH Q3 2025
KL Avg Price YoY
−4.3%
Q3 2025 · Supply-driven
JPPH Q3 2025
Malaysia House Price Index (MHPI)
Nominal vs Real · YoY% Change
Average Price by Major City
Q3 2025 · RM · YoY% Change
Yield Spread Monitor
Gross Rental Yield vs OPR
Current spread +2.44% — Positive but compressed vs 2020–2021 peak (+2.95%).
Overhang Pipeline & Forecast
Residential overhang units · Historical + Forecast
Base case (absorption 85,000/yr): overhang peaks at ~47,000 units in 2027, normalising to ~14,000 by 2029. Bull case (90,000/yr): peak ~42,000, clears faster to ~8,000. Bear case (75,000/yr, OPR reversal): peak ~57,000, still elevated at ~28,000 in 2029.
Rental Yield by City (Q1 2026)
Green = above OPR (2.75%) = positive carry | Orange = below OPR