Kuala Lumpur

Yes, above RM1,000,000 per unit — and unlike Selangor, that single figure covers both strata and landed property in the Federal Territory. The test is applied to the transaction, unit by unit, at the price written into your sale and purchase agreement, not to the project and not to a developer's advertised from-price.

Then the consent. A transfer to a non-citizen needs written state consent under section 433B of the National Land Code. In the Federal Territory that consent comes from the Kuala Lumpur Land Working Committee, Jawatankuasa Kerja Tanah Wilayah Persekutuan Kuala Lumpur, applied for through the Federal Territory Land and Mines Office after the agreement is signed. It is a Land Working Committee, not a Land Executive Committee, and it is not the Economic Planning Unit, whatever an older article tells you.

Kuala Lumpur charges no state levy on foreign buyers. Johor and Penang both do, so a KL budget and a Johor budget are not interchangeable. Foreign interest includes Malaysian permanent residents.

Of the 40 KL developments verified here, 13 carry a freehold statement I can point to in developer material or a statutory permit disclosure, 13 are leasehold, and 14 have no tenure statement published by anyone.

14 unresolved out of 40 is the number worth staring at. Tenure is printed on the advertising and sale permit, so where a developer has not published it, ask to see the permit itself rather than accept a listing site's word for it. On a leasehold title, ask for the expiry year, not the original term.

That ratio is a description of this page, not a statistic about the city.

At least 7 of the 40 verified here. Aster Hill Sri Petaling tops out at RM843,300 on its permits, The Kingswoodz at Bukit Jalil at RM881,820 and Quartz at Queensville at RM892,000 — every unit in each of them sits below the RM1,000,000 floor. D'Nuri Residences at Desa Petaling is closed for a different reason entirely: it is a Residensi Wilayah, RUMAWIP, scheme with a capped selling price of RM300,000, closed to non-citizens outright rather than merely on price.

Only 18 of the 39 publish a ringgit price figure at all. Across those, the lowest published number is RM230,000, the from-price at Astrum Ampang, and the highest is RM8,780,000, the ceiling on the advertising permit for Conlay by E&O. The gap between those two is the honest answer to how much a KL apartment costs.

At least is deliberate. Several projects publish only a from-price, so their ceiling cannot be tested against RM1,000,000 from public sources.

No, and the difference shows up on your bills rather than in the lobby. Most new high-rise stock in central Kuala Lumpur is licensed as Serviced Apartment and built on commercially zoned land.

Three consequences follow. DBKL assessment is generally struck at the commercial rate rather than the residential rate. Water and electricity tend to be billed on commercial tariffs rather than the banded domestic tariff. And lenders commonly assess a commercial-title serviced apartment at a lower margin of finance than a residential-title condominium.

What does not change: a serviced apartment sold under the Housing Development Act still carries the statutory protections — progressive payments tied to certified construction stages, the housing development account, and the defect liability period. Ask in writing which tariff the building is billed at and which DBKL assessment rate applies before you pay a booking fee.

Generally no. Commercial property in Kuala Lumpur is expected to be registered in the name of a company incorporated in Malaysia; the Ministry of Economy guideline dated 13 July 2022 sets that out at paragraph 4, and the company is expected to carry paid-up capital of RM250,000.

The RM1,000,000 floor and the section 433B consent still apply on top of the company requirement. So the sequence is: identify or incorporate the Malaysian company first, then test the price, then apply for consent — not the other way round.

The 8% non-citizen stamp duty is drawn on residential property, with service apartments and SOHO named expressly in the legislation. Whether it reaches a unit on a pure commercial title is a question for your solicitor on your specific title, and not a question a brochure can answer.

In the completed high-rise segment, on the government's own numbers, yes. NAPIC's first quarter 2026 figures for Kuala Lumpur record 3,733 units of residential overhang and 4,181 unsold completed serviced apartment units, the latter out of 19,263 nationally.

Completed unsold stock is what caps both price and rent, and it clears slowly. It also keeps arriving: several of the towers on this page each add four figures of stock in the same product category.

That is not an argument for staying out of Kuala Lumpur. It is an argument for buying on a rent you have verified yourself rather than on capital appreciation somebody promised you, and for negotiating rather than accepting the list price. Use the current NAPIC quarter when you read this — these are 1Q2026 figures and they will be superseded.