How Many Homes Near Your New Condo Are Being Auctioned by the Bank? In KL, Usually Around 300.
When an owner cannot pay the loan, the bank takes the home and auctions it, usually cheaper than market price. Around a typical KL project there are about 300 such homes within a 10-minute drive. Around a typical Selangor project there are about 12. A lot of auctions nearby means a lot of cheap competition when you want to sell.
In plain words
What is an auction property? The owner stopped paying the housing loan. The bank took the home back and is selling it to the highest bidder. These homes usually go for less than normal market price.
Why does it matter to you? Say you buy a new condo, and five years later you want to sell it for RM500,000. If there are 400 auction units around you going for RM380,000, your buyer will look at those first.
What is normal?
- Kuala Lumpur: a typical project has about 295 auction homes within 5km. KL is packed, so this is normal. It becomes a warning sign above 520.
- Selangor: a typical project has about 12. It becomes a warning sign above 200.
So do not compare a KL condo with a Semenyih one. Compare it with other projects in the same state.
The full numbers, for those who want them
Auction listings tell you how much financial distress an area is carrying, and how many cheaper alternatives a future buyer of your home will be looking at.
| Auction properties nearby | KL, within 5km | Selangor, within 5km | KL, within 10km | Selangor, within 10km |
|---|---|---|---|---|
| Typical project (typical) | 295 | 12 | 999 | 132 |
| Top 25% starts at | 428 | 87 | 1,077 | 393 |
| Top 10% starts at | 522 | 200 | 1,200 | 628 |
| Highest | 636 | 507 | 1,340 | 1,219 |
Based on 688 projects in Kuala Lumpur and 3,988 in Selangor. KL is dense, so almost every project has hundreds of auction properties within a short drive. Selangor ranges from a handful in the outskirts to over 500 in its busiest townships.
What a buyer should do with this
1. Compare a project with its own state. 150 auction properties within 5km is below average for KL and well above average for Selangor.
2. Top 10% is a yellow flag, not a red one. It means many owners nearby could not keep up with their loans, and that anyone buying from you later will have auction units to compare against. Ask why before you commit.
3. Look at what is being auctioned. A cluster of auctions in one older block says something different from auctions spread across a whole township.
4. We check this for you. The PropertySifu buyer report shows the 5km and 10km auction count for a project and where it ranks in its state.
Source: e-Lelong, the official court auction register, plus a second licensed auction listing source, compiled by Affirm Plus Research. Snapshot dated 17 August 2026, 7,989 unique properties after removing duplicates listed on both sources. Auction properties are located by postcode centre, so distances are approximate to within roughly 2km in built-up areas. Auctions roll over constantly, so counts change from month to month. A property being listed for auction does not mean it has been sold.