NAPIC’s first-half 2026 data shows the Klang Valley splitting in two. In Kuala Lumpur, the average house price was RM825,282 in Q2 2026, up 2.7% year on year, and transactions rose 2.4%. In Selangor, the average was RM561,187, down 1.1%, and transactions fell 10.5%. Within each state the picture is mixed: KL South and KL Central high-rise prices rose, KL North fell, and Selangor’s landed homes softened. For buyers, that means location-by-location pricing, not a single “market” call.
KL edged up, Selangor cooled. Price by street, not by state.
The headline: KL up, Selangor down
NAPIC (the National Property Information Centre) released its H1 2026 reports in September, and analysts have spent the past weeks unpacking them. Nationally, the Malaysian House Price Index stood at 234.7 points in Q2 2026, up 0.9% year on year, with an average price of RM506,317. NAPIC described prices as stable. Underneath that average, the two biggest Klang Valley markets moved in opposite directions.
| Measure | Kuala Lumpur | Selangor |
|---|---|---|
| Residential transactions, H1 2026 | 6,618 (up 2.4%) | 22,389 (down 10.5%) |
| Transaction value, H1 2026 | RM6.11 billion (up 2.3%) | RM13.10 billion (down 7.3%) |
| Average house price, Q2 2026 | RM825,282 | RM561,187 |
| Year-on-year change | +2.7% | −1.1% |
| Quarter-on-quarter change | −0.8% | −0.3% |
| Completed but unsold homes, H1 2026 | 3,687 | 4,185 |
Note that both states dipped slightly quarter on quarter, and Q2 2026 index figures are preliminary. One quarter is not a trend, so I read this as “flat to slightly firmer in KL, softer in Selangor”.
Where KL prices rose and fell
NAPIC splits Kuala Lumpur high-rise prices into three zones. The year-on-year moves for Q2 2026:
- KL South high-rise: average RM415,242, up 6.8%. The strongest high-rise gain of the three zones.
- KL Central high-rise: average RM611,069, up 5.0%, though down 6.3% on the quarter.
- KL North high-rise: average RM578,009, down 4.1%.
Landed homes in KL were firmer. Detached houses averaged about RM2.85 million (up 9.4%) and semi-detached about RM2.38 million (up 4.1%). Scarce land in the city keeps supporting landed values.
If you are looking in the south of the city, our Kuchai Lama and Taman Desa comparisons set out the new projects side by side.
Selangor: fewer deals, softer landed prices
Selangor is a much bigger market by volume, but it was quieter in the first half. Detached homes averaged RM892,538 (down 3.6%), semi-detached RM1.05 million (down 5.7%) and terraced RM634,465 (down 0.6%). Selangor high-rise averaged RM304,660.
Rents tell a slightly different story in some pockets. NAPIC’s Central Region report notes double-storey terrace rents in Perumahan Kinrara rising 8.5% to about RM1,500 to RM2,200 a month. That is one example, not a state-wide figure, but it shows that owner-occupier and tenant demand can hold up even when sales slow.
What it means if you are buying now
- Look up your area, not the headline. A 2.7% rise in KL does not mean every KL condo went up. Check recent transacted prices in the same building or street.
- In a slower Selangor market, negotiate. Fewer transactions usually mean more room on price, rebates and packages. See how to negotiate in a buyer’s market.
- Check supply in the building type. Unsold stock is concentrated in certain segments. Read our serviced apartment overhang guide before buying one.
- Stress-test rent and resale. Assume flat prices for a few years. If the numbers still work, the purchase is sound.
- Get your financing sorted first. A pre-checked loan lets you move quickly when a good unit appears.
💡 My practical view: these numbers do not say “buy KL, avoid Selangor”. They say the market is selective. Well-located homes near rail and jobs are holding value; distant or oversupplied stock is where buyers have bargaining power. Both can be good buys at the right price. For more, browse all DMS guides by area.
And Johor?
For readers following JB: NAPIC’s Q2 2026 average for Johor was RM489,881, up 3.6% year on year. Johor also had the highest number of completed unsold homes of any state in H1 2026, which is why project choice matters there too.
Frequently asked questions
Are Kuala Lumpur house prices rising in 2026?
Are Selangor property prices falling?
Where does NAPIC house price data come from?
Want to know what your area is really doing?
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About the author: Jason Chan (DMS Jason Chan)
Jason is a registered real estate negotiator (REN 78007) and founder of DMS Team, a property consultancy registered under EUM Realty Sdn Bhd [E(1)1708] with consultants across Kuala Lumpur and Johor Bahru. He researches and reviews every market analysis published on dms-team.com.
This article is general information as at 14 October 2026, written from an agent’s practical perspective. It is not financial or legal advice. Q2 2026 index figures are preliminary and may be revised by NAPIC.
Sources: NAPIC: Malaysian House Price Index H1 2026; NAPIC: Central Region Market Report H1 2026; NAPIC: H1 2026 press release; Hartamas Research: Klang Valley H1 2026; The Star: overhang by state.
Last updated 14 October 2026 · DMS Jason Chan, REN 78007