New condo in KL below RM500k: the 30 launches still selling in 2026, and what that budget really buys

All 30, sorted from cheapest from-price. Prices, areas and tenure are exactly as carried on our project pages; "from RM" is the lowest-priced unit type, not a typical unit.

Sungai Besi is the deepest pool - five projects, all starting between RM300,000 and RM486,000: Vista Adesa (RM300,000), Radium Adesa (RM350,000), Arte Star (RM395,000, 50 m from Salak Selatan KTM and 500 m from the LRT of the same name), Ambience Residences (RM462,230, freehold, 800 m from Taman Naga Emas MRT) and Residensi Hana (RM486,000). This is the old industrial south of the city being rebuilt as high-density housing; the trade is affordability and rail access against traffic on the Sungai Besi corridor.

Setapak, Wangsa Maju and Titiwangsa give you six: MH Platinum 3 (RM383,500, freehold), PV22 (RM387,590), M Azura (RM413,352), Ekotitiwangsa (RM434,700, freehold), Milla Residence in Wangsa Maju (RM471,000, freehold) and Alaia Titiwangsa (RM489,000). Setapak is the classic student-and-first-job belt - dense, well-supplied, and rental-driven, which is exactly why owner-occupiers should look hard at how many units are already for rent nearby before paying for a view.

Kepong has four: Residensi ZIG (RM342,888), Lake City @ KL North (RM370,168), M Nova (RM404,800) and Arunya (RM480,800, 600 m from Jinjang MRT). All four are leasehold. Kepong's case is the Putrajaya MRT line and the lake parks; its weakness is that the cheapest stock sits along the busiest roads. See is Kepong worth buying and the Kepong listing.

Cheras (KL side) has four: Levia Residence (RM300,000), Maxim D'Parc in Alam Damai (RM344,000), The Connaught One (RM350,900, freehold, 100 m from Taman Connaught MRT) and Tiara Vista Residensi (RM434,000, freehold). Two of the eleven freehold projects on the whole list are here, which matters for a 30-year hold - is Cheras worth buying goes through the sub-areas.

Old Klang Road and Kuchai Lama: M Aurora (RM358,720, freehold, 700 m from Petaling KTM), Kuchai Sentral 1 & 2 (RM420,000) and Riverville Residences 2 (RM489,000, freehold). Bangsar South (Kerinchi): Solarvest Tower (RM375,000, 600 m from Universiti LRT) and Laurel Residence (RM476,000), both leasehold - this is the nearest sub-RM500k gets to a business district. Bukit Jalil: The Kingswoodz (RM438,000) and The Vividz (RM467,400), both leasehold - see the Bukit Jalil listing. Ampang: Astrum Ampang (RM230,000, 100 m from Jelatek LRT) and R Suites Chancery Residence in Ampang Hilir (RM422,000, freehold). City Centre and Segambut: Armani Residence @ Kampung Baru (RM424,800, freehold, 560 m from Medan Tuanku monorail) and Bamboo Hills Residences (RM494,000, freehold, 100 m from Kentonmen MRT).

Title. 19 of 30 are leasehold. On a new launch the lease is usually long, so the practical cost shows up on resale decades later rather than now - but it is real, and it is why the freehold projects on the list (Connaught One, M Aurora, MH Platinum 3, Tiara Vista, R Suites, Armani, Ekotitiwangsa, Ambience, Milla, Riverville 2, Bamboo Hills) deserve a second look even where they cost more. Freehold vs leasehold has the arithmetic.

Size. The from-price is the entry layout. The same project's price range tells you how much of the block is really under RM500k: Astrum Ampang runs RM230,000 to RM1,027,900; Radium Adesa RM350,000 to RM1,100,000; Lake City RM370,168 to RM1,201,968. Projects with a tight range - Maxim D'Parc (RM344,000 to RM484,000), Tiara Vista (RM434,000 to RM487,000), Vista Adesa (RM300,000 flat) - are the ones where most units, not just the studio, fit the budget.

Location. Nothing on this list is in Mont Kiara, Bangsar proper, KLCC or Damansara Heights. The sub-RM500k map is the ring road: Sungai Besi in the south, Setapak and Wangsa Maju in the north-east, Kepong in the north-west, Cheras in the east. Rail is the compensation, and a genuine walk to a station (100 m at Connaught One, Astrum Ampang and Bamboo Hills per our project pages) is worth more than a pool deck.

Density. Cheap land plus high-rise economics means big blocks. That is fine for a first home; it is a warning sign for anyone buying to rent, because every neighbour is a competing landlord. Read oversupply risk before treating any of these as an investment.

We do not print an instalment figure here because it moves with the bank's rate and your loan tenure; the worked numbers are in income needed to buy a RM500k home, and the upfront cash (deposit, legal fees, stamp duty, and what the developer's rebate really does to those) is in cash needed to buy a RM500k condo.

Three checks before you book, in order:

1. Confirm the project's KPKT status. Every project above is a licensed development; the register records the developer's licence and sales permit, expiry dates and progress status. Run the name through our free project check - it takes a minute and it is the difference between a delayed block and a Sakit one.
2. Price the net figure, not the rebate figure. Under Schedule H of Act 118 you pay 10% on signing, then by construction stage. If the gallery offers a rebate, ask what price the bank is lending against.
3. Add the monthly running costs. Maintenance and sinking fund come on top of the instalment from day one of vacant possession - see maintenance fees and sinking fund.