Finished Condos That Still Cannot Sell: 7 Out of 10 Are Priced Above RM500,000
In Klang Valley condos that are already built and ready to move into, the units nobody has bought are mostly the expensive ones. Out of every 10 unsold units, 7 are priced above RM500,000. Units between RM300,000 and RM500,000 are almost all sold.
In plain words
Walk into a finished condo block and count the empty units the developer still owns. That is what we did, on paper, for every completed high-rise project in the Klang Valley: more than 520,000 units.
- Priced RM300,000 to RM400,000: out of 100 units, only 3 or 4 are still unsold.
- Priced above RM1 million: out of 100 units, about 17 are still unsold.
- Of all the unsold units added together, 7 out of 10 cost more than RM500,000.
Why should you care? If you buy a RM800,000 unit and want to sell it later, you are not only competing with your neighbours. You are competing with the developer, who still has brand-new units in the same building to sell.
The full numbers, for those who want them
From the KPKT register, counting only projects that are already completed with a certificate of completion. 521,730 high-rise units, of which 46,169 are still with the developer.
| Price band | Units | Still unsold | Share of all unsold |
|---|---|---|---|
| Below RM200k | 34,112 | 8.1% | 6.0% |
| RM200k to 300k | 57,444 | 8.0% | 10.0% |
| RM300k to 400k | 75,480 | 3.5% | 5.8% |
| RM400k to 500k | 70,847 | 3.7% | 5.7% |
| RM500k to 700k | 135,375 | 8.7% | 25.6% |
| RM700k to 1m | 87,909 | 13.2% | 25.1% |
| Above RM1m | 60,563 | 16.7% | 21.9% |
Landed homes in the Klang Valley show the same shape, more gently: 4.6% unsold at RM300k to 400k, 11.8% above RM1 million. Nationwide high-rise: 7.0% and 15.9%.
What a buyer should do with this
1. Above RM500,000, the developer's leftover units are your competition. When you resell, a buyer can choose between your unit and a brand-new one still held by the developer in the same block. Ask how many units in the block are unsold before you sign.
2. RM300,000 to RM500,000 is where homes actually clear. That band has the lowest unsold rate of all, under 4%. It is where most households' loan eligibility sits.
3. Check the specific project. These are averages across the whole region. The KPKT register shows the real sell-through of any licensed project, unit by unit.
4. Completed and unsold is not the same as a bad building. It can simply be priced above what the area can pay. That is useful to know either way.
Source: TEDUH, the KPKT register of licensed private housing developments (Peninsular Malaysia), compiled by Affirm Plus Research, run on 7 September 2026. Only projects with status "Siap Dengan CCC/CFO" are counted. Price bands use the price the developer registered for each unit, which is the list price and not the net price a buyer pays after the package. "Unsold" means no signed sale and purchase agreement reported. This is not the same measure as NAPIC's official overhang, which only counts completed units still unsold nine months after they were launched for sale.