Condo vs Landed Property in Kuala Lumpur
Based on 1,332 recorded sales in Kuala Lumpur (Oct 2024 to Sep 2025) and live SuperHomes listings. Listings refresh daily; sale figures update as official transaction data is published.
The short answer
In recorded sale transactions in Kuala Lumpur over the 12 months to Sep 2025, the median condo sold for RM696,000 and the median landed house for RM930,000. At the median, landed houses sold for 34% more than condos. This is based on 698 condo and 634 landed house sales.
Kuala Lumpur is the most land-constrained property market in Malaysia. Almost all new supply inside the city over the past two decades has been high-rise (condominiums, serviced residences and apartments), while landed houses sit mostly in established neighbourhoods such as Bangsar, Taman Tun Dr Ismail, Bukit Damansara, Setapak and Cheras.
Because so little new landed housing gets built in the city, a terrace or semi-D in KL is priced largely on its land, while a condo is priced on its location, facilities and build quality. The figures below put numbers on that gap using recorded sale transactions in the Kuala Lumpur district and active listings on SuperHomes.
Condo / high-rise vs Landed in Kuala Lumpur: the numbers
| Metric | Condo / high-rise | Landed |
|---|---|---|
| Recorded transactions (12 months to Sep 2025) | 698 | 634 |
| Median transacted price | RM696,000 | RM930,000 |
| Median transacted price psf | n/a | RM617 psf |
| Median price change, 2021 to 2025 | +23% | -10% |
| Active SuperHomes listings | 125 | 9 |
| Median asking price (active listings) | RM450,000 | RM1,800,000 |
| Median asking psf (active listings) | RM448 psf | n/a |
Median sale price by year
| Year | Condo / high-rise | Landed |
|---|---|---|
| 2021 | RM570,000 (393) | RM1,005,000 (232) |
| 2022 | RM645,000 (1,070) | RM852,500 (892) |
| 2023 | RM675,000 (1,253) | RM938,000 (1,145) |
| 2024 | RM763,000 (1,215) | RM940,000 (1,210) |
| 2025 | RM699,000 (550) | RM905,000 (465) |
Number of recorded sales in brackets. The latest year is partial.
Where each type sells in Kuala Lumpur
Condo / high-rise
- Mukim Batu235 sales · median RM1,028,000
- Mukim Kuala Lumpur137 sales · median RM570,000
- Kuala Lumpur Town Centre130 sales · median RM947,500
- Mukim Petaling112 sales · median RM434,000
- Mukim Setapak77 sales · median RM460,000
Busiest mukims by recorded sales
Landed
- Mukim Kuala Lumpur185 sales · median RM1,635,000
- Mukim Batu170 sales · median RM850,000
- Mukim Petaling146 sales · median RM880,000
- Mukim Setapak87 sales · median RM600,000
- Kuala Lumpur Town Centre20 sales · median RM1,795,000
Busiest mukims by recorded sales
Which one suits you?
Choose a condo if
- You want to live close to the city centre, an MRT or LRT line, or your workplace at an entry price well below a KL landed home
- You value security, a pool and a gym without having to maintain them yourself
- You are buying to rent out and want a unit that is simpler to let and manage
Choose a landed house if
- You need space for a larger family and want no monthly maintenance fees or strata by-laws
- You are buying for the long term and want the land component that has historically underpinned landed values
- You can afford the much higher entry price without stretching your debt service ratio
Frequently asked questions
How much does a condo cost compared with a landed house in Kuala Lumpur?
In recorded sale transactions in Kuala Lumpur over the 12 months to Sep 2025, the median condo sold for RM696,000 and the median landed house for RM930,000. At the median, landed houses sold for 34% more than condos. This is based on 698 condo and 634 landed house sales.
Is a condo or a landed house a better investment in Kuala Lumpur?
It depends on your holding period and budget. Landed homes in KL are scarce and their value is tied to land, which tends to support long-term capital growth, but the entry price is far higher and rental yields are usually lower. Condos cost less to enter and are easier to rent out, but values vary widely between developments, so location, transit access and building upkeep matter more than the property type alone.
What extra costs come with owning a condo in Kuala Lumpur?
Condo owners pay a monthly maintenance fee and a sinking fund contribution to the management body, and the amount varies by development and facilities. Landed owners avoid these unless they buy into a gated and guarded scheme, but carry their own repair, security and upkeep costs. Both pay quit rent and assessment tax, so budget for these alongside your loan instalment.
Keep researching
More property comparisons
How these figures are calculated
Transaction figures are medians of recorded sale transactions (JPPH-derived) in Kuala Lumpur's districts over the latest 12 recorded months (Oct 2024 to Sep 2025); recorded data is published with a lag, so the window trails today's date. Transacted price per square foot uses recorded built-up (floor) area only; sales without one are left out of that figure. Condo covers condominiums, apartments, flats and other high-rise units; landed covers terraced, semi-detached, detached, cluster and town houses. Listing figures are medians of active for-sale listings on SuperHomes in Kuala Lumpur, shown only when at least 5 listings have the figure. None of this is a valuation; always check comparable sales for the specific property.