Published price ranges by region
Of the 175 projects verified one by one on this site, 80 state a price in their own key-facts table that traces to the developer or to a statutory permit, and those figures run from RM225,300 to RM8,780,000. Another 5 state only somebody else’s figure there. The remaining 90 state no price at all — a few of those price per phase in the body of their page instead, and those bands stay on the page they belong to. This is not a market index and not an average. It is a record of who published what — and, just as usefully, who published nothing.
What “published price” means on this page
No figure here is estimated, derived or averaged. Every number has to point back to a document or a named source, or it does not go in the published column. The 175 projects fall into three groups, and all three are printed on this page.
Group one · 91 projects: a published price. The figure comes from the statutory advertising and sale permit (APDL), a government register, or the developer’s own site, press release or named executive statement. These are prices the developer published. They are not transacted prices.
Group two · 27 projects: third-party figures only. Portal asking prices, agent microsites, press reports, resale medians. They are printed here, but in a separate column, because no developer stands behind them and they routinely contradict each other.
Group three · 39 projects: no price at all. Nothing on any developer-controlled channel. A blank in that column is information, not an omission.
Figures deliberately excluded
- Foreign-buyer minimum purchase thresholds
Johor RM1,000,000, Selangor RM2,000,000, Seberang Perai RM500,000, the Forest City SFZ MM2H RM500,000 — these are government floors for non-citizens, not selling prices. On GEM Residences @ Prai, Forest City Nigella Park, EXCHANGE 106 @ TRX and D’Evia Residences @ Kwasa Damansara the most prominent figure on the page is one of these, so all four are counted here as publishing no price. - Gross development value and construction contracts
The RM320 million at Aetas Seputeh is a GDV; the RM327,740,000 at The Vividz @ Bukit Jalil is a building contract. Neither is a unit price. - A per-square-foot figure with no unit price
The Arden @ Damansara Avenue has published about RM1,066 psf and no unit total, so it sits in the no-unit-price column. - Launch prices from a different, completed phase
The RM699,000 in circulation for Templer Residence is the launch price of Richmond, phase one, already handed over. This page uses the permit band for the Belmont phase now selling, RM1,111,000–RM1,879,000. - Transacted and asking prices
Brickz medians and iProperty or PropertyGuru asking ranges all sit in group two.
Published price ranges, state by state
The range column takes the lowest published figure and the highest published figure across every project in that state that publishes one. It is not an average and it is not a promise that you can buy at either end today. It says only that both ends were published. Kelantan and Terengganu carry one project each and neither publishes a price, so those two rows are blank.
| State | Projects | Published price | Third-party only | Nothing published | Published price range |
|---|---|---|---|---|---|
| Johor | 92 | 44 | 20 | 28 | RM244,000 – RM19,842,000 |
| Kuala Lumpur | 40 | 20 | 5 | 15 | RM230,000 – RM17,813,000 |
| Selangor | 31 | 26 | 2 | 3 | RM230,000 – RM4,000,000 |
| Penang | 5 | 1 | 4 | 0 | RM715,000 – RM2,219,000 |
| Sabah | 3 | 1 | 0 | 2 | RM484,310 – RM971,800 |
| Perak | 2 | 1 | 1 | 0 | RM225,300 – RM402,400 |
| Kelantan | 1 | 0 | 0 | 1 | — |
| Terengganu | 1 | 0 | 0 | 1 | — |
| All states | 175 | 93 | 32 | 50 | RM225,300 – RM19,842,000 |
The lowest published price on the whole site is RM225,300 at Anderson Residences in Ipoh, Perak. The highest is RM19,842,000 for a semi-detached at Forest City Golf Villa in Johor, from permits dated 2017 and 2018 — an old figure. The highest published high-rise price is RM17,813,000 at Divine KLCC.
One Johor project is counted under nothing published even though its developer does show a figure: Riveria Shoplot displays “RM2,5000,000+”, which has one digit too many to be read as either RM2.5 million or RM25 million. A number that cannot be read cannot go into a range, so it is excluded rather than guessed at.
Districts with three or more projects
The site carries 70 district tags. Nineteen of them hold three or more projects and are listed below. The other 51 hold one or two each; a range drawn from a sample that small would mislead, so it is not shown. Three projects carry two district tags (Meadow Heights, The Asteriaz, The Celestz), so the counts below add up to slightly more than the state totals.
| District | Projects | Published price | Third-party only | Nothing published | Published price range |
|---|---|---|---|---|---|
| Johor Bahru · Johor | 29 | 13 | 7 | 9 | RM348,653 – RM4,288,000 |
| Iskandar Puteri · Johor | 13 | 1 | 5 | 7 | RM244,000 – RM470,000 |
| Larkin · Johor | 4 | 2 | 1 | 1 | RM390,000 – RM833,000 |
| Ulu Tiram · Johor | 5 | 2 | 1 | 2 | RM617,100 – RM746,500 |
| Bandar Dato’ Onn · Johor | 3 | 3 | 0 | 0 | RM1,100,977 – RM1,935,000 |
| Danga Bay · Johor | 3 | 2 | 1 | 0 | RM400,905 – RM2,109,000 |
| Pasir Gudang · Johor | 3 | 2 | 0 | 1 | RM743,000 – RM1,166,400 |
| Permas Jaya · Johor | 4 | 1 | 2 | 1 | RM1,388,000 |
| Seri Alam · Johor | 3 | 2 | 0 | 1 | RM810,000 – RM1,548,111 |
| Tebrau · Johor | 3 | 3 | 0 | 0 | RM382,200 – RM3,390,000 |
| KLCC · Kuala Lumpur | 10 | 5 | 2 | 3 | RM915,515 – RM17,813,000 |
| Bukit Jalil · Kuala Lumpur | 5 | 2 | 2 | 1 | RM485,875 – RM1,148,000 |
| Bangsar · Kuala Lumpur | 3 | 2 | 0 | 1 | RM772,000 – RM7,325,500 |
| Bukit Bintang · Kuala Lumpur | 3 | 0 | 1 | 2 | — |
| Petaling Jaya · Selangor | 6 | 6 | 0 | 0 | RM250,000 – RM3,364,800 |
| Rawang · Selangor | 5 | 4 | 0 | 1 | RM987,850 – RM3,617,900 |
| Puchong · Selangor | 3 | 3 | 0 | 0 | RM250,000 – RM1,162,000 |
| Seri Kembangan · Selangor | 3 | 2 | 1 | 0 | RM555,000 – RM1,083,000 |
| Kota Kinabalu · Sabah | 3 | 1 | 0 | 2 | RM484,310 – RM971,800 |
Two blanks worth noticing. Iskandar Puteri carries seven projects and not one of them publishes a price traceable to the developer. Bukit Bintang carries three and none of them do either. At the other end, Petaling Jaya and Puchong are the only two districts on the site where every single project publishes a price.
The 39 projects that publish no price at all
This is the most useful section on the page. For these 39 projects there is no figure on any developer-controlled channel — no permit band, no price list, no named from-price. Whatever number you saw on a portal, they did not publish it. Saying so is more useful than handing you a figure of unknown origin: it tells you what to ask for first, before a booking fee.
- Akasia Business Park @ Ulu Tiram
no price list - Aliff Harmoni @ Tampoi
no licence/permit published - Alpha Austin Industrial Park
build-to-suit, no price - Aurora Resort Villas @ Aurora Sentral
no price published - CTC SkyOne @ Bukit Chagar
no price published - Causewayz Square @ JBCC
no price published - Elysia Park Residence
not published by developer - Emerald Bay @ Puteri Harbour
not published for these homes - Forest City Nigella Park
no price at all (RM500k is the SFZ MM2H floor) - KSL Riverhaus
no price published - Paragon Suites @ CIQ
no longer published (completed 2017) - Pine Legacy
no price published - R&F Princess Cove Phase 2 — Seine Region
no price published - R&F Princess Cove Phase 3
no price published - Redhill @ Seri Alam Shop Offices
no permit price for the commercial component - Southern Marina Residences
no price published (completed 2018) - The Celestz @ Kebun Teh
nothing quoted anywhere - Twin Tower Residence @ Bukit Chagar
no price published
- Aetas Seputeh
GDV only - Aras Residences OUG @ WCity OUG
price field blank on WCT page - Ascott Star @ KLCC
no price published - CORE Residence @ TRX
no price published - EXCHANGE 106 @ TRX
no price at all (RM1m is the foreign floor) - Golden Crown Residence
no price, no band on developer site - Khaya Residence @ Bangsar
no price list on any developer page - Pavilion Square Corporate Suites
no price published - Pavilion Square Kuala Lumpur
no price published - Phoeniz Suites @ KLCC
not published, pre-launch - Riverville Residences 2 (RV2)
none published - Royal Lexis Kuala Lumpur
enquiry-gated, no price anywhere official - TRIA Residences @ 9 Seputeh
completed; no price list - Vox Residence @ Sentul
none published
- D’Evia Residences @ Kwasa Damansara
no price at all (RM2m is the foreign floor) - Murraya @ Tamansari, Rawang
no permit price band exists yet - The Arden @ Damansara Avenue
psf only (about RM1,066 psf), no unit price
- The Bedrock @ Jesselton Docklands
masked figure on marketing pages - The V by Jesselton
no price published
- Erinaz Suites @ Kubang Kerian
no price list online
- Qubaz Suites @ Kuala Terengganu
no official price list
A blank is information. A project can be missing a permit band because the permit has not been issued, because it has not launched, because it completed years ago and is no longer marketed, or because the developer has deliberately gated the price behind an enquiry form. Those four situations mean entirely different things to a buyer, so each entry above says which one it is. If you want the current figure for any of them, I will ask for it and pass on exactly what I am given.
The 27 projects with third-party figures only
Numbers circulate for these projects, but none of them came from the developer. The range is printed and so is the source, and you decide how much weight it carries. Read these as what is in circulation, not as published prices, and do not budget against them.
- Aliva Mount Austin — RM445,000 – RM781,000
EdgeProp record, not developer - Country Garden Danga Bay
transacted median RM688 psf only - Meadow Heights @ Bandar Tiram — RM740,000 – RM885,000
agent listings only, phase unspecified - Parkland By The River @ Permas Jaya — RM300,000 – RM785,800
EdgeProp + PropertyGuru only - Riveria Garden @ Wawari — Aluna 2-Storey Terrace Homes — RM800,000 – RM976,800
press-reported, two conflicting figures - Riveria Garden @ Wawari — Elora Cluster & Semi-D Homes — RM1,169,000 – RM1,638,000
agent figures the page declines to endorse - SKS Pavillion Residences — RM390,000 – RM1,380,000
sub-sale asking - Setia Sky 88 @ JB City Centre — RM480,000 – RM1,890,000
iProperty asking; Brickz median RM845 psf - Shama Suasana @ Suasana Iskandar — RM630,000 – RM1,555,000
PropertyGuru asking, 20 listings - Space Residency @ JB City Centre — RM460,000 – RM2,508,000
sub-sale asking - The Astaka @ One Bukit Senyum
resale median RM1,032 psf only - The Asteriaz @ Kebun Teh
only “mid-RM400,000s” in circulation - The M Macrolink Medini — RM373,000 – RM907,073
iProperty range; untraceable to developer - The Straits View DUO — RM311,000 – RM733,000
portal/agent only - Verte Medini Residence — from RM379,000
portal headline, untraceable to developer
- Branniganz Suites @ Bukit Bintang — RM747,000 – RM1,283,975
five conflicting agent figures - Centrix KLCC (The Station) — from RM907,800
agency material, not developer - SO/ Kuala Lumpur Residences @ Oxley Towers KLCC — from RM2,220,000
implied by developer bulk sale; no price list - The Queenswoodz @ Bukit Jalil — RM650,000 – RM1,241,300
three conflicting promotional ranges - The Vividz @ Bukit Jalil — RM446,000 – RM460,822
three conflicting entry prices
- Alstonia Hilltop Homes @ Bukit Rahman Putra — RM1,700,000 – RM2,880,000
2026 resale listings - Vista Lavender @ Serdang Hill — from RM456,000
third-party only; developer has not published
- GEM Residences @ Prai — from RM400,000
press-reported from-price; nothing official - Noordinz Suites @ George Town — RM540,000 – RM840,000
agent microsites / portal; no official list - Queens Residences Q3 — RM890,000 – RM1,900,000
sub-sale / listing evidence only - The Lighthauz @ Gelugor, Penang — RM864,500 – RM1,121,000
agent microsites + Penang portal
- Raffles 188 — RM384,000 – RM560,000
reported prices; no gazetted band
Three to five contradictory entry prices for the same project is the norm in this group rather than the exception — Branniganz Suites has five, The Vividz and The Queenswoodz have three each. All of them get printed and none of them gets chosen, because choosing one would be publishing on the developer’s behalf.
Five questions to ask of any price range
- 1 · Is it a permit band or a marketing price?
The minimum and maximum on a permit are legal limits and are usually wider than today’s list. A span as wide as RM250,000 to RM1,462,300, as at The Atera phase two, is almost always a permit figure rather than a current price. - 2 · How many blocks or phases does the range cover?
Many ranges merge two towers or two phases. The RM1,041,600–RM4,579,200 at Papyrus @ North Kiara combines Blocks A and B; Paragon Gateway combines phases one and two. The band for the specific block you want is narrower than the one shown. - 3 · Is there a Bumiputera discount?
Permit prices are usually the pre-discount list. Fifteen per cent is common on Johor projects and five to ten per cent around Kuala Lumpur and Selangor. It applies only to eligible buyers on quota units. - 4 · When does the permit expire?
An advertising and sale permit typically runs one to three years. Once it lapses, the band becomes a historical record rather than a current price. - 5 · If you are computing psf, which two numbers are you using?
It has to be a published price divided by a published size, labelled as such and never presented as a transacted psf. Taking one end of a price range and the other end of a size range produces a figure that may describe no real unit.
What this page cannot do for you
These are figures developers published. They are not transacted prices. Nobody guarantees a unit is still available at these numbers, and nobody guarantees a transaction will land inside the band. Actual transaction records sit with NAPIC and Brickz, not on this page.
Permits expire and price lists move. An advertising and sale permit runs for a fixed term, and a developer can revise a price list at any time without republishing it. Everything here was checked on 19 August 2026.
Neither end of a range is necessarily buyable. The cheapest unit may be long sold, or reserved under a Bumiputera or affordable-housing quota.
Ninety-one projects is not a market sample. The 175 projects on this site are the ones I have verified one by one. They are not the population of Malaysian projects, and nothing here supports a claim about what a district is “worth”.
This page is information, not legal, tax or financial advice.
Six questions about these figures
These answers decide how you should use the tables above.
Is this a price index or a market average?
No, and it is deliberately not one. Nothing on this page is averaged, weighted, indexed or modelled. Every figure is a price that a developer or a statutory permit actually published, reproduced as published. A market index would need transaction data across the whole stock of a district; that data belongs to NAPIC and to the Valuation and Property Services Department, not to me. What this page can tell you that an index cannot is which projects published nothing at all, which is 90 of the 175.
What is the difference between a permit price, a marketing price and a transacted price?
The permit price is the statutory minimum and maximum printed on the advertising and sale permit approved by the Ministry of Housing and Local Government. It is a legal ceiling and floor for that phase, not this month’s price list, and it is usually the widest of the three. The marketing price is what the developer is quoting today, which moves with early-bird packages, rebates and stock left. The transacted price is what someone actually paid, and it only exists after the fact, from Brickz or NAPIC. On this page, group one is permit and developer figures; transacted and asking numbers are quarantined into group two.
Why do some projects publish only a from-price?
Because a from-price sells and a ceiling does not. Nineteen of the 91 projects in group one publish only a starting figure, so their range column shows a single number rather than a band. Tangen Residences @ North Kiara is a clean example: it publishes starting prices for Types A, B and C and no price at all for Type D. A from-price is genuine information about the cheapest unit in the building and no information about the one you actually want, which is why I ask for the unit-numbered price list before anyone pays a booking fee.
Why does the built-up range change the price per square foot so much?
Because both halves of the fraction are ranges, and they do not have to line up. A permit that says RM650,000 to RM1,475,000 and 872 to 1,206 sq ft does not mean the cheapest unit is the smallest one. Dividing the bottom price by the bottom size, or the top by the top, produces a psf figure that may describe no real unit. Where a psf figure appears on a project page here it is computed from a published price and a published size and labelled as such, and it is never a transacted psf.
How many projects can a foreign buyer actually complete on?
Fewer than the price ranges suggest, because the state floor is applied to your transaction price, not to the project’s top-end price. In Johor a non-citizen needs RM1,000,000 for a strata unit and RM2,000,000 for a landed home; in Kuala Lumpur it is RM1,000,000; in Selangor Zone 1 it is RM2,000,000. Several projects on this page publish a ceiling below the floor that applies to them, which closes the whole building to a non-citizen at any unit. The state-by-state position is set out on the foreign buyer FAQ.
How current are these figures, and what would make them wrong?
Three things. An advertising and sale permit runs for a fixed term and then has to be renewed, and a lapsed permit means the band on this page is a historical record, as it is at Eaton Residences @ KLCC where the permit lapsed on 16 April 2021. A developer can revise the price list at any time without republishing it. And a later phase of the same township is usually priced above the earlier one, so a gazetted band from 2017, as at Forest City Golf Villa, tells you about 2017. Everything here was re-checked on 19 August 2026. For a figure you can act on, ask the developer for the current price list with unit numbers on it.
Louis Koh
11 years in Malaysian property · Johor Bahru & Kuala Lumpur new launches · English & 中文
For the 39 projects above that publish nothing, I will still go and ask for the current price list. You get exactly what I am given, and if I am given nothing I will tell you that instead. The value of this page is not that I know every price. It is that I will not invent one.
Price figures are taken from each project’s advertising and sale permit, government registers and the developer’s own published material, verified project by project and recorded on the individual project pages; third-party figures carry their source and the date they were read. District attribution follows this site’s own project location taxonomy. Totals on this page: 175 projects, of which 80 publish a price, 5 have third-party figures only and 90 publish nothing. Last verified 2026-08-19. This page is information, not legal, tax or financial advice.
Tell me the district and the budget, and I will get the current price list
The ranges above are what developers published. They are not the price you can sign at today — only a price list with unit numbers on it answers that. Send me three things: the district, the budget, and whether it is own-stay or investment. I will ask, and you get exactly what I am given, including the answer “they would not give it”.
Louis Koh · 11 years in Malaysian property · +60 10-906 6685 · replies 9am–10pm MYT