---
title: "Malaysia Property Market 2026: Outlook, Prices & Forecast"
description: "H1 2026: 187,320 deals worth RM105.1bn, average house price RM506,317 (+0.9%), OPR at 2.75%, overhang up to 33,094 units. What it means for buyers."
datePublished: "2026-03-27"
dateModified: "2026-03-27"
canonical: "https://www.superhomes.my/resources/malaysia-property-market-outlook-2026"
---

# Malaysia Property Market 2026: Outlook, Prices & Forecast

Malaysia's property market in 2026 is steady rather than booming. NAPIC recorded 187,320 transactions worth RM105.12 billion in the first half of 2026. The average house price was RM506,317, up just 0.9% on a year earlier. Bank Negara has held the OPR at 2.75% at every 2026 meeting so far. The number of completed but unsold homes rose to 33,094 units. (Source: NAPIC H1 2026 figures as announced by the Ministry of Finance, 10 Sep 2026; BNM Monetary Policy Statement, 3 Sep 2026; checked 1 Oct 2026.)

This guide covers the latest official data, interest rates, Budget 2026 measures, foreign-buyer rules, the supply pipeline and the main risks. Forecasts are attributed to whoever made them; where no reliable figure exists, we say so instead of estimating one. Whether you are a first-time buyer, an investor or a foreign national, the links throughout go deeper on each topic.

| Key figure | Latest value | Period |
| :--- | :--- | :--- |
| All property transactions | 187,320 (RM105.12bn) | H1 2026 |
| Residential transactions | 110,998 (RM47.11bn) | H1 2026 |
| Malaysian House Price Index | 234.7 points | H1 2026 |
| Average house price | RM506,317 (+0.9% YoY) | H1 2026 |
| Residential overhang | 33,094 units (RM17.78bn) | End of H1 2026 |
| OPR | 2.75% (held 3 Sep 2026) | Next meeting 5 Nov 2026 |

---

## Market Performance in 2025: Year in Review

Before looking at 2026, it helps to know how 2025 closed. NAPIC's full-year report showed a market where values held up even though deal numbers dipped slightly.

### Transaction Volume and Value

| Metric | 2024 | 2025 | Change |
| :--- | :--- | :--- | :--- |
| **Total transactions** | 420,525 | 416,413 | -1.0% |
| **Total transaction value** | RM232.3bn | RM241.87bn | +4.1% |
| **Residential transactions** | about 260,400 | 256,512 | -1.5% |
| **Residential value** | about RM106.9bn | RM108.27bn | +1.3% |

(Sources: NAPIC Property Market Report 2025; The Star, 2 Mar 2026; NAPIC 2024 figures as reported in March 2025. The 2024 residential figures are derived from NAPIC's 2025 percentage changes. Checked 1 Oct 2026.)

2025 was the highest-value year in a decade, but volume slipped about 1%, and residential deals fell 1.5%. NAPIC's preliminary MHPI put national house-price growth for 2025 at 2.6%. Value growing faster than volume means the average deal got bigger. That reflects higher prices and a richer mix of property, not more buyers.

The first half of 2026 continued that pattern. Residential property made up 59.3% of all transactions (110,998 deals) but only 44.8% of value (RM47.11 billion). New residential launches totalled 27,832 units, and only 16.6% of them were sold. (Source: NAPIC H1 2026 figures as announced by the Ministry of Finance, 10 Sep 2026; checked 1 Oct 2026.)

### Malaysian House Price Index (MHPI)

The MHPI (base year 2010 = 100) stood at **234.7 points** in H1 2026. The average house price was **RM506,317**, an annual increase of 0.9%. A year earlier, in H1 2025, the average was RM490,376 and growth was 0.7%. (Sources: NAPIC H1 2026 via Ministry of Finance, 10 Sep 2026; The Edge, 4 Sep 2025; checked 1 Oct 2026.)

The implication is that national house prices are close to flat in real terms. With headline inflation averaging 1.8% in the first seven months of 2026, according to BNM, a 0.9% rise in the average price is a small real decline. Prices are not falling outright. They are drifting, and local conditions matter far more than the national figure.

---

## Property Price Trends 2026

National averages hide very different local markets. A compact condo on the KL fringe and a landed home in Penang's established enclaves sit in different price universes.

### State-by-State Price Movements

NAPIC's latest state averages show the spread. Only the figures we could verify against a published source are included.

| Area | Average house price (MHPI) | YoY change | Period | Key driver |
| :--- | :--- | :--- | :--- | :--- |
| **Malaysia** | RM506,317 | +0.9% | H1 2026 | Flat national prices, weaker volume |
| **Kuala Lumpur** | RM825,282 | +2.7% | Q2 2026 | Scarce landed stock, rail-linked demand |
| **Johor** | RM489,881 | +3.6% | Q2 2026 (preliminary) | RTS Link, JS-SEZ, strong state GDP growth |
| **Penang** | RM503,388 | +0.2% | Q2 2026 | Tech-sector jobs, mainland supply |

(Sources: NAPIC H1 2026 via Ministry of Finance, 10 Sep 2026; NAPIC MHPI Q2 2026 (preliminary); KL Property Talk, 25 Sep 2026, and Penang Property Talk, 29 Sep 2026, both citing NAPIC; checked 1 Oct 2026.) We have not listed Selangor and the other states because we did not check their latest averages. Check the state tables in NAPIC's H1 2026 report.

Asking prices on SuperHomes are a different measure. The median asking price of homes listed for sale in [Kuala Lumpur](/area/kuala-lumpur) is **RM462,000** (SuperHomes listings, Sep 2026, n=137), and in [Selangor](/area/selangor) it is **RM375,000** (n=177). These are asking prices for the homes listed on SuperHomes, not transaction prices for the whole market. Only about 1,700 listings are publicly visible, so treat them as a snapshot of what is listed, not a market index.

### Affordable vs. Premium Divergence

The gap between the affordable segment (below RM500,000) and the premium segment (above RM1 million) is a defining theme for 2026.

**Affordable segment.** Policy support is concentrated here. The first-home stamp duty exemption covers homes up to RM500,000 until 31 December 2027, and Budget 2026 doubled the SJKP guarantee pool. That supports demand. On the supply side, new homes at these prices are scarce in urban areas because land and construction are costly.

**Premium segment.** The luxury market is more exposed to foreign demand, which faces an 8% stamp duty from 2026, and to cautious sentiment among high-net-worth buyers. KL's average price still rose 2.7% in the year to Q2 2026, so prime areas with scarce landed stock are holding up better than oversupplied high-rise.

For a look at what developers are launching, see our guide to [new property launches in Malaysia 2026](/resources/new-property-launches-malaysia-2026).

---

## OPR and Interest Rate Impact on the Market

The Overnight Policy Rate (OPR) set by Bank Negara Malaysia anchors home loan pricing. New floating-rate loans are priced off the Standardised Base Rate (SBR), which moves with the OPR, plus each bank's spread.

### OPR History and Current Position

| Date | OPR | Direction | Context |
| :--- | :--- | :--- | :--- |
| 19 Jan 2023 | 2.75% | Hold | Pause after the 2022 hikes |
| 3 May 2023 | 3.00% | +25 bps | Last hike of the cycle |
| 2024 to May 2025 | 3.00% | Hold | Rate unchanged |
| 9 Jul 2025 | 2.75% | -25 bps | First cut since 2020 |
| 22 Jan, 5 Mar, 7 May, 9 Jul, 3 Sep 2026 | 2.75% | Hold | Growth solid, inflation low |

(Source: BNM Monetary Policy Statements, 2023 to 3 Sep 2026; checked 1 Oct 2026.)

The July 2025 cut was the first since the pandemic-era cuts of 2020. BNM held the rate at all five 2026 meetings so far. At the 3 September meeting it said the economy grew 5.7% in the first half of 2026 and that full-year growth is expected to be around 5%. Headline and core inflation averaged 1.8% and 2.0% in the first seven months.

### 2026 Rate Forecast

We do not forecast the OPR. BNM's next meeting is on **5 November 2026**, the last of the year. With growth near 5% and inflation around 2%, BNM's 3 September statement did not signal a move in either direction. Any economist's forecast of a cut or hike is an opinion, not a policy commitment, so plan your finances so that a 25 bps rise would not break them. Our [OPR Malaysia 2026](/resources/opr-malaysia-2026) guide explains how a change reaches your monthly instalment.

### What This Means for Buyers

A 25 bps change in your loan rate moves the instalment on a RM400,000, 35-year loan by about **RM60 a month**. At 4.25% the instalment is about RM1,832; at 4.00% it is about RM1,771 (our calculation). The July 2025 cut therefore saved a typical floating-rate borrower around RM60 a month. That is useful, but it will not change whether you can afford a home. Your effective rate depends on your bank's spread over the SBR, so compare offers rather than assuming a single market rate.

For investors, a stable 2.75% OPR keeps fixed-deposit returns low, which makes rental yield relatively more attractive. That only holds if the yield survives the costs: see our [property investment guide for Malaysia](/resources/property-investment-malaysia-guide).

---

## New Supply Pipeline: What's Coming in 2026

Supply matters as much as demand. Oversupply in a segment or location can cap price growth and rents however strong the economy is.

### Launches by State

NAPIC recorded **27,832 new residential units launched in H1 2026, with a sales performance of 16.6%** (Source: NAPIC H1 2026 via Ministry of Finance, 10 Sep 2026; checked 1 Oct 2026). In other words, fewer than one in five newly launched units found a buyer within the period. Developers are launching, but buyers are selective.

| State | Units launched, H1 2026 |
| :--- | :--- |
| **Selangor** | 8,354 |
| **Johor** | 6,697 |
| **Penang** | 2,878 |
| **Kuala Lumpur** | 1,610 |
| **Malaysia** | 27,832 (-25.3% vs H1 2025) |

(Source: NAPIC Property Market Status Report H1 2026; checked 1 Oct 2026.) For context, 64,487 units were launched nationally in the whole of 2025, with a sales performance of 35.5% (Source: NAPIC Property Market Report 2025, as reported by Global Property Guide; checked 1 Oct 2026). Launches have fallen sharply, and the share that sells has fallen even more.

Penang is one reported example: 2,878 units were launched there in H1 2026, up 79.9%, but only 9.8% sold, while Penang transactions fell 9.9% (Source: Penang Property Talk, 29 Sep 2026, citing NAPIC H1 2026; checked 1 Oct 2026). For named projects by state, see our [new property launches guide](/resources/new-property-launches-malaysia-2026) and the [new projects](/new-projects) listings.

### Oversupply Risk Areas

The overhang is growing again. Completed but unsold residential units rose to **33,094 units worth RM17.78 billion** at the end of H1 2026, up from 30,471 units worth RM17.73 billion at the end of 2025. NAPIC counts serviced apartments separately: **23,375 unsold completed serviced apartments**, up about 25% from 18,752 at the end of 2025. NAPIC values them at RM16.28 billion; some media reports quoted RM19.33 billion. (Sources: NAPIC H1 2026 via Ministry of Finance and Malay Mail, both 10 Sep 2026; checked 1 Oct 2026.)

Serviced apartments are where the oversupply is concentrated. Johor now has the largest residential overhang of any state: 4,222 unsold completed homes worth RM3.72 billion at the end of H1 2026, plus 9,946 of the country's 23,375 unsold serviced apartments (Source: NAPIC Property Market Report H1 2026; checked 1 Oct 2026). Approach Johor high-rise with caution; see our [Johor property market outlook 2026](/resources/johor-property-market-outlook-2026).

In KL, look closely at serviced-apartment clusters where many similar units completed at the same time. Before you buy, count how many comparable units in the same building are already listed for sale or rent.

### Undersupplied Segments

Landed homes in mature Klang Valley suburbs such as Petaling Jaya, Subang Jaya and Shah Alam remain scarce. There is little land for new landed launches there, so existing houses tend to sell without deep discounts.

Affordable homes close to jobs are the other gap. Government schemes help on the financing side, but they do not create land near employment centres.

---

## Foreign Buyer Policy Changes and Impact

2026 brought the biggest change in years for foreign buyers: the cost of buying a home doubled at the stamp-duty stage.

### 8% Stamp Duty for Foreign Buyers

Announced in [Budget 2026](/resources/malaysia-budget-2026-property-incentives), the flat stamp duty on transfers of **residential** property to foreign citizens and foreign companies rose from 4% to 8%, for instruments from 1 January 2026. Permanent residents are not affected and pay the same tiered rates as citizens. Non-residential property bought by foreigners stays at 4%. (Sources: Budget 2026 speech, 10 Oct 2025, para 218; Stamp Act 1949 First Schedule item 32(ab) as amended by the Finance Act 2025; checked 1 Oct 2026.)

On a RM1 million home, the duty rises from RM40,000 to RM80,000. Foreigners also face state minimum prices (RM1 million in KL and most of Johor, for example) and state consent fees. See our guide on [stamp duty for foreign buyers in Malaysia 2026](/resources/stamp-duty-foreign-buyers-malaysia-2026).

### MM2H Programme Updates

The Malaysia My Second Home (MM2H) programme runs on the tiers introduced in 2024. These are the current requirements:

| Tier | Fixed deposit | Minimum property purchase | Pass length |
| :--- | :--- | :--- | :--- |
| Silver | USD150,000 | RM600,000 | 5 years |
| Gold | USD500,000 | RM1,000,000 | 15 years |
| Platinum | USD1,000,000 | RM2,000,000 | 20 years |
| SEZ/SFZ (Forest City, Johor) | USD65,000 (age 21-49) or USD32,000 (50+) | Property in Forest City, per Johor state policy | 10 years |

(Source: official MM2H website, category pages updated 10 Feb 2026; checked 1 Oct 2026.) The property generally cannot be sold for 10 years, and participants must spend at least 90 days a year in Malaysia. The requirements are much higher than before 2021, so MM2H now suits wealthier long-stay residents rather than casual buyers.

### Johor-Singapore Special Economic Zone (JS-SEZ)

The JS-SEZ agreement was signed on 7 January 2025. It covers nine flagship zones, from JB city centre and Iskandar Puteri to Forest City. Its incentives target companies, through a 5% corporate tax rate for up to 15 years in qualifying sectors, and eligible knowledge workers, through a 15% flat income tax rate (Source: MIDA JS-SEZ guideline, 2025; checked 1 Oct 2026). It does not lower the foreign-buyer minimum price, the state levy or the 8% stamp duty.

Singapore-linked workers and companies are the main source of new demand in southern Johor, mostly as tenants. Foreign buyers pay the 8% stamp duty, which narrows Johor's price advantage over Singapore but does not remove it. The cross-border RTS Link is due to open around the turn of 2027 (see the hotspots section below).

---

## Budget 2026 Housing Measures: Impact Assessment

Budget 2026 was tabled on 10 October 2025. Budget 2027 is due to be tabled on 9 October 2026, so check for new measures after that date.

### Key Measures at a Glance

| Measure | Detail | Impact |
| :--- | :--- | :--- |
| **First-home stamp duty exemption** | Full exemption on the transfer and loan agreement for first homes up to RM500,000, extended to 31 Dec 2027 | Supports the affordable segment |
| **SJKP guarantees** | Guarantee pool raised from RM10 billion to RM20 billion, for about 80,000 more first-time buyers, aimed at gig workers and the self-employed | Easier loan access without a fixed payslip |
| **LPPSA** | Maximum financing raised to RM1 million; second financing allowed before the first is fully settled | Helps civil servants buy or upgrade |
| **Foreign buyer stamp duty** | Residential transfers to foreigners: 4% to 8% flat; PRs exempt | Cools foreign speculative demand |
| **Rumah Mesra Rakyat (PRR)** | RM672 million allocation | Rural self-build housing |

(Source: Budget 2026 speech, 10 Oct 2025, paras 216 to 218 and the housing section; checked 1 Oct 2026.)

### Net Assessment

Budget 2026 is moderately positive for Malaysian first-time buyers and the affordable market, and restrictive for foreign buyers by design. The stamp duty exemption and the larger SJKP pool lower the cash and income barriers for first homes. The 8% foreign rate will weigh most on luxury and Johor high-rise demand.

For the full list of property measures, see our [Malaysia Budget 2026 property incentives](/resources/malaysia-budget-2026-property-incentives) guide.

---

## Top Investment Hotspots in 2026

National trends are the backdrop, but returns are local. These areas have identifiable catalysts. Each also has risks, so treat this as a shortlist to research, not a recommendation.

### KL Transit Corridors (MRT3 and LRT3)

The **MRT3 Circle Line** has its final railway scheme approved (July 2025). Construction is due to start in 2027, with full operation targeted for 2032 (Sources: Final Railway Scheme approved by the Transport Minister on 17 Jul 2025, and the MRT3 public-inspection stakeholder report of Dec 2025, as reported; paultan.org, Nov 2024; checked 1 Oct 2026). That is a long wait, so any price premium near future stations is speculative for now.

The **LRT3 Shah Alam Line**, running from Bandar Utama towards Klang, began passenger service on **29 June 2026** with 20 stations. The remaining five stations are targeted for 2031 (Source: The Star, 22 and 29 Jun 2026; checked 1 Oct 2026). Homes within walking distance of the open stations now have a working rail link to the rest of the Klang Valley network.

### Penang Tech Belt

Penang's semiconductor and electronics cluster keeps drawing investment. Mainland areas around Batu Kawan and the Second Penang Bridge offer lower prices than the island and sit near the industrial parks. Penang's average house price was flat (+0.2%) in the year to Q2 2026 while launches surged, so be selective about new high-rise.

### Johor RTS Corridor

The Rapid Transit System (RTS) Link connects Bukit Chagar in Johor Bahru to Woodlands North in Singapore. Singapore's LTA targets passenger service at the end of 2026. On 18 August 2026, Malaysia's Transport Minister said it would begin in 2027, with the exact date and fare to be announced jointly by both governments; most reports point to 1 January 2027 (Sources: LTA project page; The Straits Times and The Star, 18 Aug 2026; checked 1 Oct 2026). Properties in the JB Sentral and Bukit Chagar area are the most direct beneficiaries. The main risk is the high-rise overhang in the wider state, so favour completed, well-managed buildings over speculative off-plan purchases.

### Selangor TOD Projects

Transit-oriented developments (TODs) in Selangor that sit on existing MRT and LRT stations, such as Kwasa Damansara and Subang Jaya, are the strongest long-term play in the Klang Valley. Bandar Malaysia's future depends on decisions about the KL-Singapore high-speed rail, which has not been revived, so treat it as a long-dated option.

For a framework to evaluate any of these, see our [property investment Malaysia guide](/resources/property-investment-malaysia-guide).

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## Risks and Headwinds to Watch

No outlook is complete without what could go wrong. These are the risks to watch in 2026.

### Global Recession Risk

Malaysia's economy is doing well. GDP grew 5.2% in 2025 and 5.7% in H1 2026 (Source: BNM, 5 Mar and 3 Sep 2026; checked 1 Oct 2026). A sharp slowdown in China, escalating trade tensions or financial stress abroad could still hit exports, investment flows and the ringgit. Property is a large purchase and reacts to sentiment even when fundamentals are sound.

### Ringgit Weakness

A weaker ringgit raises the cost of imported building materials and equipment, which feeds into new-launch prices. For foreign buyers it makes Malaysian property cheaper in their own currency, but the 8% stamp duty now offsets part of that advantage.

### Construction Cost Inflation

Higher material and labour costs squeeze developer margins, especially for smaller developers without locked-in contracts, and can lead to delays. We could not verify a 2025 national building-cost inflation figure, so we do not quote one. Check DOSM's Building Material Cost Index for the latest numbers. When buying off-plan, look for a developer's track record of on-time delivery.

### Residential Overhang

The overhang is rising, not falling. Completed but unsold homes reached 33,094 units (RM17.78 billion) at the end of H1 2026, up 8.6% in six months. Unsold serviced apartments rose about 25% to 23,375 units. (Sources: NAPIC H1 2026 via Ministry of Finance and Malay Mail, 10 Sep 2026; checked 1 Oct 2026.) The risk is concentrated in:

- Serviced apartments and high-rise units in oversupplied clusters
- Johor, which had the most unsold completed homes of any state at the end of H1 2026 (4,222 units), and its serviced apartments
- Homes in locations with poor last-mile connectivity

Treat overhang data as a local signal. In oversupplied clusters, buyers have negotiating power. In tight markets such as mature landed suburbs, they do not.

### Regulatory Uncertainty

Budget 2027, due on 9 October 2026, could change stamp duty, RPGT, MM2H or foreign-buyer rules. Check what changed before you sign, and look for transitional dates. A rule announced in a budget usually needs a Finance Act or an order before it takes effect.

---

## FAQs About the Malaysian Property Market

### Q: What is the average house price in Malaysia in 2026?

The average house price in Malaysia was RM506,317 in H1 2026, up 0.9% on a year earlier, according to NAPIC's Malaysian House Price Index (index level 234.7). Averages vary widely by state: KL averaged RM825,282 in Q2 2026 and Penang RM503,388. The national average is an index-based figure, so a typical terrace in a smaller town costs much less and a KL condo or landed home much more.

### Q: Are property prices coming down in Malaysia in 2026?

Not nationally. The average house price rose 0.9% year on year in H1 2026, which is roughly flat after inflation. Transactions fell and the overhang grew to 33,094 units. Prices can fall in specific oversupplied segments, especially serviced apartments and Johor high-rise, where sellers may have to discount. Mature landed areas with little new supply are not seeing price cuts.

### Q: What are the current trends in the Malaysian housing market?

Four trends stand out in 2026. Fewer deals but stable value: H1 2026 had 187,320 transactions worth RM105.12 billion. Flat prices: +0.9% nationally, +2.7% in KL. A rising overhang, led by serviced apartments. Weak take-up of new launches: only 16.6% of the 27,832 units launched in H1 2026 were sold. The OPR has been steady at 2.75% since July 2025.

### Q: Is 2026 a good time to buy property in Malaysia?

For owner-occupiers, conditions are reasonable. The OPR is stable at 2.75%, first homes up to RM500,000 are exempt from stamp duty until the end of 2027, and the overhang gives buyers bargaining power in some segments. For investors, it depends on asset selection: flat prices mean returns must come from rent, not a quick price gain. Avoid oversupplied serviced-apartment clusters. See our [property investment Malaysia guide](/resources/property-investment-malaysia-guide) for a framework.

### Q: Will the OPR be cut further in 2026?

There is one BNM meeting left in 2026, on 5 November. BNM held the OPR at 2.75% at all five meetings so far in 2026. Its 3 September statement pointed to growth of around 5% and low inflation, and did not signal a cut. Nobody can know the outcome in advance, so budget for your instalment at today's rate plus a margin of safety.

### Q: Which state is best for property investment in Malaysia in 2026?

No single state is best; it depends on your goal. For transport-led demand, Selangor (LRT3, MRT stations) and Johor (RTS Link, JS-SEZ) have the clearest catalysts. Johor's average price rose 3.6% in the year to Q2 2026, but it also has the largest overhang of any state. KL's average rose 2.7%. Penang has deep tech-sector demand but a surge of new launches. Compare specific buildings, not states.

### Q: Is buying property in Kuala Lumpur a good idea in 2026?

KL's average house price rose 2.7% to RM825,282 in the year to Q2 2026, faster than the national average. The median asking price of KL homes listed for sale on SuperHomes is RM462,000 (Sep 2026, n=137), mostly condos and serviced apartments. Landed homes hold value best because new supply is scarce, while serviced apartments face the most competition. Our [Kuala Lumpur property market 2026](/resources/kuala-lumpur-property-market-2026) guide breaks it down by area.

### Q: How much is a house in Malaysia compared with income?

The national average house price of about RM506,000 (H1 2026) is several times the typical household's annual income, which is why policy focuses on first-home stamp duty relief and SJKP guarantees. Banks generally look at your debt service ratio, not a price-to-income rule, so the price you can afford depends on your net income and existing debts. Use our [DSR calculator guide](/resources/housing-loan-dsr-calculator) to check your borrowing room.

---

## What to Do Next

The Malaysian property market in 2026 rewards patience and precision. National prices are flat, so returns depend on choosing the right location and building, keeping yield expectations realistic, and following policy changes such as Budget 2027.

If you are ready to take the next step:

- Browse [new property launches in Malaysia 2026](/resources/new-property-launches-malaysia-2026) to see what developers are bringing to market this year.
- Read our [property investment Malaysia guide](/resources/property-investment-malaysia-guide) for a step-by-step framework on evaluating deals.
- Understand the fiscal landscape with our [Malaysia Budget 2026 property incentives](/resources/malaysia-budget-2026-property-incentives) analysis.
- If you are a foreign buyer, review the updated [stamp duty rules for foreign buyers in 2026](/resources/stamp-duty-foreign-buyers-malaysia-2026) before committing.
- Explore the [Johor property market outlook 2026](/resources/johor-property-market-outlook-2026) if southern Malaysia is on your radar.

---

## Sources

- NAPIC H1 2026: Property Market Status Report H1 2026 (launches by state, serviced-apartment overhang); Ministry of Finance press citation and The Star, both 10 Sep 2026 (transactions, residential share, launches, MHPI, average price, overhang); Malay Mail, 10 Sep 2026.
- NAPIC Property Market Report 2025 and H1 2026 (national residential figures, Johor overhang); NAPIC MHPI Q2 2026 (preliminary). NAPIC 2025 full year: The Star, 2 Mar 2026. NAPIC 2024: reported March 2025. NAPIC H1 2025 average price: The Edge, 4 Sep 2025.
- State averages: KL Property Talk, 25 Sep 2026, and Penang Property Talk, 29 Sep 2026, citing NAPIC Q2 2026.
- OPR and GDP: BNM Monetary Policy Statements (19 Jan 2023, 3 May 2023, 9 Jul 2025, 5 Mar 2026, 3 Sep 2026) and the BNM 2026 MPC schedule.
- Budget 2026 speech (10 Oct 2025); Stamp Act 1949 First Schedule item 32(ab) as amended by the Finance Act 2025; MOF pre-budget statement on Budget 2027 (18 Aug 2026).
- MM2H: official MM2H website (updated 10 Feb 2026). JS-SEZ: MIDA (2025).
- Rail: MRT3 Final Railway Scheme approval (17 Jul 2025) and public-inspection stakeholder report (Dec 2025), as reported; paultan.org (Nov 2024), The Star (22 and 29 Jun 2026), LTA, The Straits Times (18 Aug 2026).
- SuperHomes listing medians: read-only query of publicly visible for-sale listings, Sep 2026.

Checked 1 Oct 2026.

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