Based on my observations, property prices only down for reasons below:

1. Bought at peak price around 2014

2. Bought wrong products, wrong location or wrong price

3. Over promised by developers such as the next DPC, the next MK, etc

4. Too many affordable houses. Unlike medium cost apartments 20y ago, developers are now building affordable apartments, which come with swimming pools and gym, overlapping with normal price properties. Now even worse is that affordable units are included inside service apartments. Parents are buying using their children names. This is really affecting the normal price properties.

5. Call off of mega projects such as HSR, Bandar Malaysia etc, MRT 3 and lrt 3 also delayed

6. Supply - to maintain attainable selling prices even construction costs have increased, developers are now launching high density projects, like the famous "little HK" in cheras

Despite all the above, certain strategic areas such as PJ, the rental demand is good, especially if you bought during MCO with good discount and free MOT 👍🏻

This post has been edited by Unicorn27: Jul 30 2025, 08:25 PM

Nowadays affordable houses no longer being built at remote areas, it's really hard to make money from properties. Prices will be stagnant untill government stop building affordable home which are similar to open market price units, instead government should build affordable apartments with lesser facilities and lower maintenance fee.

If there is no government interference, property price should have gone up. Now minimum wage rm1700, everything also more expensive, even wantan mee at kopitiam already selling at rm9, so how can property prices not going up?

Because the government is interfere the property market by building tremendous amount of affordable houses, making M40 difficult to accumulate wealth by investing in properties.

I do agree property is a necessity, but I believe most people here are discussing from Investor perspective. Those overhang projects are either wrong products especially soho, sovo, sofo or wrong price or wrong location which I'll never touch.

Even the affordable houses are not selling like hot cakes nowadays, you can find many agents are selling them. Because those lower income group need a basic apartment without fancy facilities. The swimming pool, number of security guards, beautiful landscape, etc requires high maintenance fee which can easily reach rm300 per month.

How long is considered long term? Imagine if you bought a condo 10 years ago and now you are promoted as a manager, you decide to sell for upgrade but gov build an affordable apartment nearby which is newer and have better facilities. I know someone who is not an investor sold her own-stay condo at lower price and treat the loss as rental paid coz she really wants to sell and move to landed house.

What's more interesting is that there service apartment which has affordable units. Imagine if you bought a mampu milik unit and your manager also bought a unit in the same apartment at normal price 😜 .

I disagree gov didn't intervene enough, they just did it wrong, just like what you said "If the government has planned better like SG government".

P.s. I'm talking about klang valley, not sure about what's happening in other states.