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
66,766
−5.2% YoY
JPPH Q3 2025
Loan Approval Rate
42.6%
Below pre-COVID
Q3 2024 BNM
OPR
2.75%
Cut Jul 2025
BNM
Yield Spread Monitor
Gross Rental Yield vs OPR — Key institutional entry signal
Current spread +2.44% — Positive but compressed vs 2020–2021 peak (+2.95%).
Spread > 2% historically indicates relative value.
OPR cut to 2.75% (Jul 2025) has widened spread from recent trough.
Supply Pipeline Pressure
Months of supply by property type
High-rise takes 22 months to clear vs 6-month benchmark.
2024–2025 completion surge will pressure absorption further.
Transaction Volume Trend
Overhang Pipeline
Rental Yield by City (Q1 2026)
Cities above OPR = positive carry potential