What do you guys think about prospect of property investment in Malaysia especially in Klang Valley? Is it still valid and relevant?

- Oversupply of housing units. First time buyers/younger buyers mostly do not have 10% and money for lawyer cost etc. So they opt for new development which most offer zero entry cost. As a consequence, subsale unit very hard to get buyer (especially unit priced rm400k to RM800k).

- Not easy to get tenant, very competitive market. Maybe oversupply also the factor.

- Cost to own a rental unit is not cheap.
1) Have to installed lighting, fans, aircond, kitchen cabinets, curtains, etc for bare unit. That might cost around RM20k minimum in average.
2) Cost for agent fee, every 2 years or every year.
3) Cost owner have to bear in between period to get a new tenant, maybe minimum can lost 1 month rental, if not lucky can be 2 or 3 months before get new tenant.
4) Cost for monthly Maintenance fees (for condos or landed wioth facilities). This not cheap.
5) Headache to handle bad tenants that give problems or damage the unit. In some cases the deposits cannot cover the repair cost. Owner can consider being lucky if can get good tenant. In general from my experience not easy to get really good tenant. Becos peoples with good financial mostly live in own house, not renting.
6) Cost to pay yearly Cukai pintu/cukai petak.
7) Most cases I notice owner cannot cover bank monthly installment wioth the rental money. Need to top-up.
Considering all these costs, if you carefully calculate, at the end, landlord are are loosing end.

- Condominium can be very less attractive after 10 to 15 years. Looks rundown, old. But not all. So, to sell old condo, not that easy to get buyer. That is one thing, to get the buyer. Another thing is the price might be same or if not lucky, the price is lower that the price owver buy from developer. If higher, not that much. If you calculate all the cost owner have to beat during years of tenancy, after get some untong after sell, is it still worth or just break even? or rugi?
If rugi, all the headache having unit for investment, just for nothing. Only penat and waste of time. Or at least only had the pride of becoming a landlord Feel like orang kaya when have title as landlord.

I agree with you... oversupply of condo units (i.e. esp oversupply of new highrise development) kills subsale market and also renting market.

What I see, developers are crazy to develop new highrise to give advantage of zero entry cost offer to first time buyer under 20-s or early 30s. This group of peoples nowadays I doubt have savings to afford buying subsale. No or little savings maybe due to high cost of living and tend to spend money to maintain lifestyle such as temptation spend money for viral food and drink, clothing, travelling, etc to keep up with media social world.

I do agree with u also... in next 10 years, Gen X which is the first group who migrate from Kampongs to Klang Valley will reach retirement age. Most like they will sell their house/units (go back to hometown) or maybe passaway. So, in the next 10 years there will be too many vacant subsale unit available in market. Remember, we are not Singapore. In Spore they dont have option but to remain in same house same area until die thats why in Spore property is crazy and always up up up. But in Malaysia, we can move and live outside Klang Valley at certain age. Malaysians have options. House in other states are still cheap and can live in landed house.

Again, oversupply of new highrise development kills subsale market.

I make survey around Setapak and Wangsa Maju, a 15 years old condo but still looks nice units with size 1500 to 1800sqfeet fully nicely renovated, listed for sale only for RM600k to RM700k! Imagine those who buy from developers in same area on newly developed condo size 950sqft priced at RM600k already, in next 5 to 10 years that 950sqft unit the price will go down to Rm350k highest considering there are abundance of competition with older condos with bigger sqfeet.

I dont understand why buyer opt to buy 950 ~ 1000sqft for 600k from developer but not buy 1500sqft for RM600k ~ 650k of subsale unit in same area. The only reasons I can think is they dont have saving for downpayment and lawyer/stamp duty cost.

Developers are not selling at lower cost, mind you. In fact developer's unit is more expensive. But developers make it smaller unit from 750sqft to 950sqft so that it is looks affordable to buyers. If you compare the price per sqfeet, new units from developers is way more expensive. The buyer will be at loss in next 5 to 10 years when they have to complete with older condo with bigger sqfeet.

Low budget renovation cost means having basic lighting (mostly under lit), from my experience as landlord and tenant, unit for rent with minimal and basic lightings very hard to attract good tenant. Imagine you as a tenant u pay monthly rental but only given basic minimal lighting sometimes not enough illumination. Why tenant dont deserve proper lighting is it? Tenant also pay what. Low budget renovation would attract low quality tenant e.g. foreign workers, single new workforce and such etc. If you renovate with proper ligthing, fans, aircond and most importantly proper kitchen cabinet, you defenitely will attract better tenant. Some of unit for rent gives only basic lighting and kitchen cabinet that seems only suitable for banglas and nepals willing to rent.

Self handling tenancy is easier said than done. Unless you are full time in property investment and have time and effort to spend on this.

Renting for 30 years can lah. By reaching retirement age, the unit is fully-settled loan bank. But have to endure and face all this renting issues for 30 years.

Not always go up if the situation is supply more than demand. We are big country. We are not Singapore.
After retire, peoples can move to other towns where cheaper cost of living and more peaceful.

Retired couples facing empty nest syndrom. Big house but all children no longer live with them.

Better sell, and move to smaller house in other towns.
Got money from the transaction better go enjoy the money while u still can, travelling all over the world like nomad. Who cares about normal traditional life as old folks anymore. At the end of the day, we all die. So, big house and lots of money is no meaning. Money is not yours until you spend it. House cannot bring to grave. 😝

Why not?
Why u r so afraid of moving to other places?
Well, first of all, the first choice always gonna be your hometown, the states where u were born and raised. Most likely when u retire your parent no longer around, but off course u still have families or extended families there or childhood friends. Places where u have that sense of belongings.

Or the second options, towns within 1 or 2 hours from Klang Valley, easily accessible and reachable. It wont make much difference like living in Klang Valley. Imagine u live in Port Dickson or Bentong, or maybe Nilai or Sekinchan. Why not? U live in KL u also u dont really know your neighbour what. 😝

Singaporeans buy retirement house in Johor or Malacca or KL or Penang, do they have friends and family in those places? In foreign land some more.

This post has been edited by Haiwelcome: Nov 26 2025, 11:27 PM

properties once make u rich. Those bought in the 70s, 80s and 90s, even in early 2000s.

But not anymore. The bubble already burst.

Btw, how long u gonna live physically fit? Life is not that long u know. By 65, u already old. By the time u will see some significant price appreciation on your properties, u already old.

Next generation, let them figure out by themselves lor how to get their own properties. Dont spoil them by silverspoonfed them with everything. 😝 Our parents also dont inherit us with free properties , yet we can survive and most importantly learn to survive.

This post has been edited by Haiwelcome: Nov 26 2025, 11:49 PM