KL and Selangor new homes at RM300,000 to RM500,000 have nearly halved
In Kuala Lumpur and Selangor, Malaysia, only 12 in 100 new homes launched in 2023 to 2026 list between RM300,000 and RM500,000, down from 23 in 100 for projects launched in 2015 to 2022, nearly half. Homes at RM300,000 or less barely changed (23 to 21 in 100), while those above RM1 million rose from 13 to 19 in 100.
A proposal this week to price affordable homes at cost plus a reasonable profit is only an opinion piece, not government policy, so do not wait for it. The figures come from unit-by-unit TEDUH records covering over 840,000 units.
Earning RM6,000 with a RM400,000 budget: the middle is hardest to find
Fang works in Subang Jaya, earns about RM6,000 a month and wants her first home for around RM400,000. She finds that the cheap end (RM300,000 or less) often means ballots and income limits, while new condos above RM500,000 are out of reach. The middle band she wants is getting harder to find among new launches.
Opinion: price affordable homes at cost plus a reasonable profit
An opinion piece in StarProperty on 26 October argued that Malaysia's affordable homes should not follow market prices but be priced at actual construction cost plus a reasonable profit.
Note: this is one writer's proposal, not government policy, with no start date. If you need a home now and your budget is ready, do not wait for it.
Which band has shrunk
We compared new homes registered in KPKT's system in Kuala Lumpur and Selangor in two batches by launch year:
| List price | Launched 2015–2022 | Launched 2023–2026 |
|---|---|---|
| RM300,000 or less | 23 in 100 | 21 in 100 |
| RM300,000 to 500,000 | 23 in 100 | 12 in 100 |
| RM500,000 to 1 million | 41 in 100 | 48 in 100 |
| Above RM1 million | 13 in 100 | 19 in 100 |
| Total units | 528,309 | 315,978 |
Of new units at RM300,000 or less launched from 2023, 70 in 100 are condos, and many belong to government affordable housing schemes that need an application and income and first-home conditions. For landed homes only (terraces, townhouses, clusters, semi-detached and bungalows), those at RM500,000 or less fell from 31 in 100 to 24 in 100.
What to do if your budget is in the middle
- With RM300,000 to RM500,000, look wider. Besides new launches, look at subsale condos a few years old; the same budget often buys more choice.
- Check whether you qualify for affordable schemes. Many people assume they earn too much, and they may not. Selangor and KL rules differ: PR1MA vs RUMAWIP vs Rumah Selangorku, Rumah Selangorku eligibility, RUMAWIP eligibility.
- Work out the monthly instalment, not just the price. On the same RM400,000, tenure and rate change the instalment a lot: how home loan instalments are calculated.
FAQ
Are there still many new homes at RM300,000 to RM500,000 in KL and Selangor?
Fewer. In KPKT's TEDUH records, only 12 in 100 new homes launched in 2023 to 2026 are in this band, down from 23 for 2015 to 2022.
Have homes under RM300,000 also shrunk?
Barely: 23 to 21 in 100. Many in this band are government affordable housing units that need an application and eligibility.
Is cost-plus pricing for affordable homes in force?
No. It was a proposal in a StarProperty opinion piece on 26 October 2026, not government policy.
With RM400,000, should I look at new or subsale?
Both. New launches offer less choice at this price; condos a few years old often offer more. Also check whether you qualify for an affordable scheme.
Are these transaction prices?
No. They are list prices developers report to KPKT, not net prices.
Source TEDUH (KPKT), Sumber: TEDUH, KPKT. Scope: every priced new residential unit registered in KPKT's system in Kuala Lumpur and Selangor, grouped by the year of each project's first sale and purchase agreement into 2015–2022 and 2023–2026; projects with cancelled permits excluded. Prices are the list prices developers report to KPKT, not net prices. Bumiputera-quota and affordable-scheme units are included, as they are new homes on the market; TEDUH has no field marking affordable-scheme units. Landed means terraces, townhouses, clusters, semi-detached and bungalows. The opinion piece is as reported by StarProperty on 26 October 2026.
Tell us your budget, workplace and monthly income. We check which KL and Selangor areas still have new launches and whether you qualify for affordable schemes.