Gross rental yields in Malaysia: Kuala Lumpur and 7 other areas
The average gross rental yield in Malaysia stands at 5.28% (Q3, 2026). Previously, in Q1 2026, the rental yield was 5.27%.
Cities and areas compared
- Kuala Lumpur
- Johor Bahru
- Petaling Jaya
- George Town
- Iskander Puteri
- Ipoh
- Shah Alam
- Subang Jaya
Historical rental yields in Malaysia
| KUALA LUMPUR - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| KLCC | |||
| Studio | $171,300 | $590 | 4.13% |
| 1-Bedroom | $269,100 | $1,030 | 4.59% |
| 2-Bedroom | $330,300 | $1,395 | 5.07% |
| 3-Bedroom | $611,700 | $1,760 | 3.45% |
| 4+Bedroom | $1,101,100 | $2,935 | 3.20% |
| Bukit | |||
| 1-Bedroom | $89,300 | $440 | 5.91% |
| 2-Bedroom | $130,000 | $610 | 5.63% |
| 3-Bedroom | $142,300 | $610 | 5.14% |
| 4+Bedroom | $170,500 | $610 | 4.29% |
| Bintang | |||
| Studio | $184,700 | $590 | 3.83% |
| 1-Bedroom | $220,700 | $910 | 4.95% |
| 2-Bedroom | $282,100 | $1,230 | 5.23% |
| 3-Bedroom | $245,300 | $1,100 | 5.38% |
| 4+Bedroom | $347,700 | $1,840 | 6.35% |
| Jalan Ampang | |||
| Studio | $78,500 | $400 | 6.11% |
| 1-Bedroom | $103,000 | $540 | 6.29% |
| 2-Bedroom | $191,300 | $660 | 4.14% |
| 4+Bedroom | $981,100 | $2,770 | 3.39% |
| Jalan Ipoh | |||
| 2-Bedroom | $103,300 | $440 | 5.11% |
| 3-Bedroom | $104,300 | $490 | 5.64% |
| 4+Bedroom | $132,800 | $590 | 5.33% |
| Jalan Sultan Ismail | |||
| Studio | $88,300 | $440 | 5.98% |
| 1-Bedroom | $223,300 | $610 | 3.28% |
| 2-Bedroom | $233,000 | $860 | 4.43% |
| Jalan Kuching | |||
| 2-Bedroom | $120,200 | $590 | 5.89% |
| 3-Bedroom | $127,600 | $540 | 5.08% |
| 4+Bedroom | $218,300 | $1,180 | 6.49% |
| Kuala Lumpur (all locations) | |||
| Studio | $110,400 | $440 | 4.78% |
| 1-Bedroom | $179,100 | $730 | 4.89% |
| 2-Bedroom | $182,500 | $740 | 4.87% |
| 3-Bedroom | $147,200 | $660 | 5.38% |
| 4+Bedroom | $318,900 | $1,100 | 4.14% |
| Kuala Lumpur avg. Rental Yields | 4.81% | ||
| JOHOR BAHRU - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Skudai | |||
| 2-Bedroom | $44,200 | $420 | 11.40% |
| 3-Bedroom | $139,800 | $740 | 6.35% |
| 4+Bedroom | $202,400 | $910 | 5.40% |
| Tampoi | |||
| Studio | $65,400 | $390 | 7.16% |
| 1-Bedroom | $79,200 | $470 | 7.12% |
| 2-Bedroom | $93,200 | $520 | 6.70% |
| 3-Bedroom | $90,300 | $540 | 7.18% |
| 4+Bedroom | $103,000 | $690 | 8.04% |
| Mount Austin | |||
| 2-Bedroom | $122,300 | $430 | 4.22% |
| 3-Bedroom | $117,400 | $540 | 5.52% |
| Johor Bahru (all locations) | |||
| Studio | $110,400 | $470 | 5.11% |
| 1-Bedroom | $110,400 | $490 | 5.33% |
| 2-Bedroom | $136,900 | $590 | 5.17% |
| 3-Bedroom | $144,200 | $640 | 5.33% |
| 4+Bedroom | $294,300 | $1,230 | 5.02% |
| Johor Bahru avg. Rental Yields | 5.19% | ||
| PETALING JAYA - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Petaling Jaya (all locations) | |||
| Studio | $78,500 | $420 | 6.42% |
| 1-Bedroom | $93,200 | $490 | 6.31% |
| 2-Bedroom | $134,900 | $640 | 5.69% |
| 3-Bedroom | $122,600 | $690 | 6.75% |
| 4+Bedroom | $208,500 | $810 | 4.66% |
| Petaling Jaya avg. Rental Yields | 5.97% | ||
| GEORGE TOWN - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| George Town (all locations) | |||
| 2-Bedroom | $196,200 | $610 | 3.73% |
| 3-Bedroom | $171,700 | $560 | 3.91% |
| 4+Bedroom | $539,600 | $1,140 | 2.54% |
| George Town avg. Rental Yields | 3.39% | ||
| ISKANDER PUTERI - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Iskander Puteri (all locations) | |||
| Studio | $83,400 | $440 | 6.33% |
| 1-Bedroom | $97,600 | $490 | 6.02% |
| 2-Bedroom | $122,600 | $640 | 6.26% |
| 3-Bedroom | $143,900 | $810 | 6.75% |
| 4+Bedroom | $245,300 | $1,230 | 6.02% |
| Iskander Puteri avg. Rental Yields | 6.28% | ||
| IPOH - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Ipoh (all locations) | |||
| 2-Bedroom | $98,100 | $440 | 5.38% |
| 3-Bedroom | $100,600 | $470 | 5.61% |
| 4+Bedroom | $131,200 | $560 | 5.12% |
| Ipoh avg. Rental Yields | 5.37% | ||
| SHAH ALAM - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Shah Alam (all locations) | |||
| Studio | $65,000 | $250 | 4.62% |
| 1-Bedroom | $81,000 | $340 | 5.04% |
| 2-Bedroom | $93,000 | $440 | 5.68% |
| Shah Alam avg. Rental Yields | 5.11% | ||
| SUBANG JAYA - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Subang Jaya (all locations) | |||
| Studio | $89,500 | $440 | 5.90% |
| 1-Bedroom | $98,100 | $520 | 6.36% |
| 2-Bedroom | $126,700 | $660 | 6.25% |
| 3-Bedroom | $115,300 | $660 | 6.87% |
| 4+Bedroom | $176,600 | $790 | 5.37% |
| Subang Jaya avg. Rental Yields | 6.15% | ||
| All yields are gross - i.e., before taxes, repair costs, ground rents, estate agents' fees, and any other costs. Net yields (what you'll really earn) are typically around 1.5% to 2% lower. Source: Global Property Guide and Propertyguru |
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View the full rental yield dataset (2022 - Present)
Research Methodology:
Our rental yield analysis is conducted biannually to ensure up-to-date insights. We assess 1-bedroom, 2-bedroom, and 3-bedroom properties across the largest cities in Malaysia, comparing median rental prices with median purchase prices to determine gross rental yields.
We source data from a leading local property platform, capturing both asking rents and list prices to reflect current market conditions. The gross rental yield is calculated using the following formula:
(Median Monthly Rent × 12) ÷ Median Purchase Price × 100
For example, if the median monthly rent is €500 and the median purchase price is €100,000, the yield is calculated as:
(€500 × 12) ÷ €100,000 = 6% Gross Rental Yield
Note: NET yields vary from country to country, but are usually 1.5-2% lower.
