Rental yield by area in Malaysia
Malaysia's national gross rental yield is around 5.19% (Q1 2026), but the spread between areas is wide — and proximity to the right infrastructure is most of the story.
By Marcus Tan · Updated 1 January 2026
Figures verified June 2026 · GlobalPropertyGuide, Q1 2026 (~5.19%)
Gross rental yield by neighbourhood
| Neighbourhood | Region | Gross yield |
|---|---|---|
| Tanjung Tokong | Penang | 3.5–4.5% |
| Tanjung Bungah | Penang | 3–4% |
| Georgetown | Penang | 2–3.5% |
| Batu Ferringhi | Penang | 3–4.5% |
| Gurney Drive | Penang | 3–4% |
| Pulau Tikus | Penang | 3–4% |
| Bayan Lepas | Penang | 4–6% |
| Batu Kawan | Penang | 4–5.5% |
| Mont Kiara | Kuala Lumpur | 3.5–5% |
| KLCC / Bukit Bintang | Kuala Lumpur | 4–6% |
| Bangsar | Kuala Lumpur | 4–5.5% |
| Damansara Heights | Kuala Lumpur | 3.5–5% |
| Desa ParkCity | Kuala Lumpur | 3–4% |
| Taman Tun Dr Ismail (TTDI) | Kuala Lumpur | 4–4.8% |
| Ampang Hilir / U-Thant | Kuala Lumpur | 3–4% |
| Sri Hartamas | Kuala Lumpur | 4–4.8% |
| Bangsar South | Kuala Lumpur | 4.5–6% |
| JB Sentral / Bukit Chagar | Johor | 6–8% |
| Iskandar Puteri / Medini | Johor | 4–6% |
| Tebrau | Johor | 5–7% |
| Permas Jaya | Johor | 5–6.5% |
| Mount Austin | Johor | 5–7% |
| Bukit Indah | Johor | 4–6% |
| Kota Damansara | Selangor | 4.5–6% |
| Damansara Utama (Uptown) | Selangor | 4.5–5.5% |
| Subang Jaya (SS15) | Selangor | 4–5.5% |
| Cyberjaya | Selangor | 4.5–6% |
What drives the spread
Johor's RTS corridor leads (6–8%) on cross-border commuter demand. KL prime (4–6%) is driven by corporate tenants. Penang island (3–5.5%) trades yield for scarcity and lifestyle — heritage Georgetown sits lowest because owners price for capital and character, not cash flow.
Higher headline yield often signals higher risk or slower appreciation. The best risk-adjusted positions usually pair solid yield with a clear demand driver you can name.
Frequently asked questions
Around 5.19% gross nationally (Q1 2026). Johor's RTS corridor runs higher (6–8%), KL prime 4–6%, and Penang island 3–5.5%.
Heritage Georgetown trades on capital appreciation and character rather than cash flow, so owners accept lower gross yields (2–3.5%) for scarcity and lifestyle value.
In 15 minutes, you’ll know your next move
A free discovery call — not a sales call. You walk away with a clear, honest read of your situation, even if that read is “not yet, and here’s why.”
- Which MM2H tier your numbers actually reach — and the gap if they don't
- The 2–3 neighbourhoods that fit your budget, schools, and commute
- Your real all-in cost, and the one or two mistakes people in your situation make