Gross rental yields in Malaysia: Kuala Lumpur and 7 other areas
The average gross rental yield in Malaysia stands at 5.27% (Q1, 2026). Previously, in Q3 2025, the rental yield was 5.19%.
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 | $142,261 | $515 | 4.34% |
| 1-Bedroom | $282,070 | $900 | 3.83% |
| 2-Bedroom | $343,389 | $1,130 | 3.95% |
| 3-Bedroom | $551,876 | $1,050 | 2.28% |
| 4+Bedroom | $954,133 | $2,435 | 3.06% |
| Bukit | |||
| 1-Bedroom | $96,600 | $380 | 4.72% |
| 2-Bedroom | $137,100 | $660 | 5.78% |
| 3-Bedroom | $140,100 | $640 | 5.48% |
| 4+Bedroom | $173,200 | $690 | 4.78% |
| Bintang | |||
| Studio | $191,100 | $590 | 3.70% |
| 1-Bedroom | $254,800 | $1,020 | 4.80% |
| 2-Bedroom | $305,700 | $1,270 | 4.99% |
| 3-Bedroom | $243,100 | $1,320 | 6.52% |
| 4+Bedroom | $382,200 | $1,660 | 5.21% |
| Jalan Ampang | |||
| Studio | $86,600 | $430 | 5.96% |
| 1-Bedroom | $127,400 | $560 | 5.27% |
| 2-Bedroom | $191,100 | $710 | 4.46% |
| 4+Bedroom | $759,200 | $2,680 | 4.24% |
| Jalan Ipoh | |||
| 2-Bedroom | $106,500 | $510 | 5.75% |
| 3-Bedroom | $107,000 | $480 | 5.38% |
| 4+Bedroom | $132,500 | $610 | 5.52% |
| Jalan Sultan Ismail | |||
| Studio | $120,800 | $460 | 4.57% |
| 1-Bedroom | $271,300 | $890 | 3.94% |
| 2-Bedroom | $300,600 | $890 | 3.55% |
| Jalan Kuching | |||
| 2-Bedroom | $124,300 | $640 | 6.18% |
| 3-Bedroom | $123,600 | $560 | 5.44% |
| 4+Bedroom | $202,300 | $1,270 | 7.53% |
| Kuala Lumpur (all locations) | |||
| Studio | $109,000 | $460 | 5.06% |
| 1-Bedroom | $191,100 | $690 | 4.33% |
| 2-Bedroom | $191,100 | $760 | 4.77% |
| 3-Bedroom | $146,500 | $660 | 5.41% |
| 4+Bedroom | $309,600 | $1,220 | 4.73% |
| Kuala Lumpur avg. Rental Yields | 4.86% | ||
| JOHOR BAHRU - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Skudai | |||
| 2-Bedroom | $47,900 | $410 | 10.27% |
| 3-Bedroom | $168,800 | $760 | 5.40% |
| 4+Bedroom | $284,100 | $950 | 4.01% |
| Tampoi | |||
| Studio | $66,200 | $410 | 7.43% |
| 1-Bedroom | $88,883 | $465 | 6.28% |
| 2-Bedroom | $98,100 | $510 | 6.24% |
| 3-Bedroom | $96,800 | $510 | 6.32% |
| 4+Bedroom | $101,700 | $660 | 7.79% |
| Mount Austin | |||
| 2-Bedroom | $98,100 | $430 | 5.26% |
| 3-Bedroom | $109,000 | $540 | 5.94% |
| Johor Bahru (all locations) | |||
| Studio | $110,800 | $510 | 5.52% |
| 1-Bedroom | $101,900 | $510 | 6.01% |
| 2-Bedroom | $140,100 | $610 | 5.22% |
| 3-Bedroom | $158,000 | $710 | 5.39% |
| 4+Bedroom | $331,200 | $1,220 | 4.42% |
| Johor Bahru avg. Rental Yields | 5.31% | ||
| PETALING JAYA - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Petaling Jaya (all locations) | |||
| Studio | $92,400 | $430 | 5.58% |
| 1-Bedroom | $115,300 | $510 | 5.31% |
| 2-Bedroom | $140,100 | $640 | 5.48% |
| 3-Bedroom | $124,900 | $690 | 6.63% |
| 4+Bedroom | $219,100 | $760 | 4.16% |
| Petaling Jaya avg. Rental Yields | 5.43% | ||
| GEORGE TOWN - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| George Town (all locations) | |||
| 2-Bedroom | $205,100 | $740 | 4.33% |
| 3-Bedroom | $179,500 | $615 | 4.11% |
| 4+Bedroom | $597,400 | $1,385 | 2.78% |
| George Town avg. Rental Yields | 3.74% | ||
| ISKANDER PUTERI - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Iskander Puteri (all locations) | |||
| Studio | $89,200 | $460 | 6.19% |
| 1-Bedroom | $104,000 | $480 | 5.54% |
| 2-Bedroom | $129,400 | $640 | 5.94% |
| 3-Bedroom | $152,900 | $820 | 6.44% |
| 4+Bedroom | $254,800 | $1,020 | 4.80% |
| Iskander Puteri avg. Rental Yields | 5.78% | ||
| IPOH - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Ipoh (all locations) | |||
| 2-Bedroom | $102,600 | $475 | 5.56% |
| 3-Bedroom | $105,100 | $490 | 5.59% |
| 4+Bedroom | $141,000 | $615 | 5.23% |
| Ipoh avg. Rental Yields | 5.46% | ||
| SHAH ALAM - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Shah Alam (all locations) | |||
| Studio | $67,300 | $310 | 5.53% |
| 1-Bedroom | $88,900 | $360 | 4.86% |
| 2-Bedroom | $93,900 | $430 | 5.50% |
| Shah Alam avg. Rental Yields | 5.29% | ||
| SUBANG JAYA - Apartments | COST ($) | YIELD (p.a.) | |
| TO BUY | MONTHLY RENT | ||
| Subang Jaya (all locations) | |||
| Studio | $89,200 | $430 | 5.78% |
| 1-Bedroom | $93,800 | $480 | 6.14% |
| 2-Bedroom | $124,500 | $660 | 6.36% |
| 3-Bedroom | $109,600 | $640 | 7.01% |
| 4+Bedroom | $173,300 | $890 | 6.16% |
| Subang Jaya avg. Rental Yields | 6.29% | ||
| 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.
