Housing
01
House prices are up 1.7% on a year ago — the market is cooling, not falling.
NAPIC's Malaysian House Price Index reads 235.2 points for Q1 2026 (preliminary), +1.7% against the same quarter a year earlier. Across 2025 the index rose 2.6%, down from 4.1% in 2024. Every figure in this chapter is documented from NAPIC's published reports and carries its period.
Documented · MHPI Q1 2026ᴾ
+1.7%
the house price index against a year earlier — 235.2 points on the 2010 = 100 base, cooling from +2.6% across 2025 and +4.1% in 2024
Documented · MHPI 2025ᴾ
RM502,922
the national average all-house price implied by the index — a mean, not a median, pulled upward by expensive homes; the 2010 base-year average was RM217,857
Documented · Q1 2026
32,801
completed residential units still unsold — NAPIC's overhang series — worth RM16.37 billion
Transcribed from Chart 1 of NAPIC's MHPI 2025 report — sixteen annual index points, not a feed. The 2025 point is preliminary (ᴾ) and subject to revision.
No live feedThis chapter has no live feed and does not pretend to one — NAPIC publishes its statistics as PDF reports and dashboards, not as an open API. Every figure above is transcribed from a named report and describes that report's period, not today.
Documented, not a live feed — NAPIC publishes reports and dashboards, not an open API. The headline “average house price” is the index-implied national mean, not a median; 2025 and Q1 2026 index figures are preliminary and subject to revision.
Affordability
02
The average home costs 6.0 years of a median household's income.
One documented number divided by one official number: NAPIC's 2025 national average house price, over the 2024 Household Income Survey's median gross income, annualised. The arithmetic is below — with its mismatches named.
Documented · NAPIC MHPI 2025ᴾ
National average all-house price — a mean, not a median
RM502,922
Official latest · HIS 2024
÷ Median gross household income, annualised — RM7,017 a month × 12
RM84,204
Computed · two vintages
= Years of gross household income for the average home
6.0
A common international benchmark — the “median multiple” convention of the Demographia International Housing Affordability surveys, used in Bank Negara Malaysia's affordability work and often described as recommended by the World Bank and the United Nations — treats a home priced at up to about 3.0× annual household income as affordable. This page's 6.0 is not that exact statistic: the numerator here is a mean price (2025, preliminary) and the denominator a median income (2024 survey), so it brackets the true median multiple from above rather than measuring it — the middle transacted home costs less than the average one.
This is education, not financial advice. What any one household can afford turns on deposit, debt, location and lending terms — none of which a national average carries. For rate context: BNM's Overnight Policy Rate has stood at 2.75% since July 2025, its first cut in five years.
Documented, not a live feed — NAPIC publishes reports and dashboards, not an open API. The headline “average house price” is the index-implied national mean, not a median; 2025 and Q1 2026 index figures are preliminary and subject to revision.
DOSM — hh_income & hh_income_state (Household Income Survey), via the OpenDOSM / data.gov.my open API · retrieved 2026-10-12 23:07 UTC
Gross monthly household income of citizen households, 2024 survey. The survey runs roughly every two years — this is the latest official release, not a current reading.
The market
03
A quarter-million homes changed hands. Thirty-two thousand finished ones did not.
The latest full year NAPIC has published: 256,512 residential transactions worth RM108.27 billion in 2025 — and against that flow, a stock of completed, unsold homes that has grown every period since 2024.
Documented · 2025 · full year
256,512
residential transactions, -1.5% against 2024 — 52.3% of them priced RM300,000 and below
Documented · 2025 · full year
RM108.27b
their total value, +1.3% on 2024 — within an all-sector property market of RM241.87 billion
Documented · 2025 · full year
64,487
new residential units launched, -14.9% on 2024; 35.5% of launched units found buyers within the year
Documented · Q1 2026
32,801
completed, unsold homes worth RM16.37 billion — up from 30,471 at end-2025 and 23,149 at end-2024
Computed from those documented figures and nothing else: the 2025 transactions average about RM422,086 each; the Q1 2026 unsold-completed stock equals 12.8% of a whole year's transactions; and that stock has grown +41.7% since the end of 2024. 43.3% of the unsold units are priced RM300,000 and below — unsold homes are not only expensive ones. Serviced apartments add a further 19,263 unsold completed units (RM16.52 billion), counted separately because they sit on commercial titles.
Documented, not a live feed — NAPIC publishes reports and dashboards, not an open API. The headline “average house price” is the index-implied national mean, not a median; 2025 and Q1 2026 index figures are preliminary and subject to revision.
Candidate source — what unlocks this chapter
NAPIC publishes rich quarterly statistics — the house price index, transactions, launches and the unsold-completed series, down to state and district — but as PDF reports, spreadsheets and a dashboard, with no open API. This site refuses to scrape-and-pretend, so the chapter stays documented: figures transcribed from named reports, updated when the next report lands. A live or baked chapter — state breakdowns, median price tables, time series with retrieval dates — unlocks if NAPIC's tables arrive on data.gov.my, or when this site bakes NAPIC's published quarterly tables offline the way it bakes its climate baselines.
Did you know
More than half of 2025's home sales were RM300,000 and below.
Affordable homes priced RM300,000 or less made up 52.3% of the 256,512 residential transactions of 2025 — the market's centre of gravity sits far below the RM503k headline average, which is pulled up by expensive homes.
NAPIC/JPPH, Property Market Report 2025
Half the unsold homes have waited six years or more.
Of the 32,801 completed-but-unsold homes in Q1 2026, 40.9% came from projects launched six to ten years ago and another 10.5% from projects more than ten years old — 51.4% in total, computed from NAPIC's own breakdown.
Computed from NAPIC/JPPH, Property Market Snapshot Q1 2026
Melaka and Perlis crossed RM250,000 for the first time in 2025.
Their average house prices reached RM251,231 and RM253,129 — while Kuala Lumpur's average stood at RM819,848, more than three times either. The national average has multiplied 2.3× since the index's 2010 base year.
NAPIC/JPPH, Malaysian House Price Index 2025 (preliminary)
Deep data
03.3
A mean, a median, an index — and a nine-month clock.
Three different instruments hide behind the phrase “house prices”. The MHPI tracks the price of a quality-controlled standard house — the honest way to measure change over time. Its RM502,922 “average price” is the mean that index implies, and a mean is not a median: in a market where more than half of sales are RM300,000 and below, the middle home costs far less than the average one. NAPIC's current headline releases publish the index and its average, not a national median — which is why this chapter's affordability multiple names both of its ingredients.
House price index
Q1 2026ᴾ
235.2 points, +1.7% on a year ago — published 14 May 2026; ᴾ marks preliminary figures NAPIC may revise
Average price
2025ᴾ
RM502,922, the index-implied national mean from the MHPI 2025 report
Transactions & launches
2025
full-year figures from the annual Property Market Report 2025
Household income
HIS 2024
the one live ingredient — read from OpenDOSM; the survey runs roughly every two years
Overhang has a definition
By NAPIC's own paper (“Property Overhang: NAPIC's View”, 2023), an overhang unit is completed with its Certificate of Completion and Compliance, in a project of more than five units, and still unsold more than nine months after launch — counted for launches since 1997. NAPIC's newer releases headline the same series as “unsold completed” units. Serviced apartments are excluded: built on commercial titles, they have been counted outside the residential series since 2016.
A median exists — just not in the headline
JPPH's transaction records support median prices, and analysts have computed them — The Edge, working from JPPH data, put the national median at RM310,000 for 2021, against that year's RM480k-ish index average. The gap between those two numbers is the skew of the market, and the reason this chapter refuses to call its mean-over-median multiple a “median multiple”.
The vintage problem
Every figure here has its own clock: the index is Q1 2026 (preliminary), the average price is full-year 2025 (preliminary), transactions are calendar 2025, the unsold stock is Q1 2026, and the income is the 2024 survey. Any ratio between them mixes vintages — this page names each one rather than pretending they share a date. Nothing in this chapter is a live reading.
Documented, not a live feed — NAPIC publishes reports and dashboards, not an open API. The headline “average house price” is the index-implied national mean, not a median; 2025 and Q1 2026 index figures are preliminary and subject to revision.
A house is one price in a household's ledger, and one address in a growing country. The neighbouring shelves: Cost of Living and Population.