for Malaysia's biggest loan
Know what you are signing before you sign it.
Is the price fair? What will it really cost? What if life changes? Straight answers from real sales records.
House price index, average of states
233.3
▲ +3.9%in 2025Official index (MHPI), simple average of the 14 states.
House price index by state (to 2025)
Explore every district →Average of states
Index 233.3
Johor
Index 303.6
Kedah
Index 252.3
Melaka
Index 228.9
Perlis
Index 232.3
Perak
Index 251.9
Kelantan
Index 242.3
Sarawak
Index 221.2
Pulau Pinang
Index 223.4
Sabah
Index 209.6
Terengganu
Index 199.2
Negeri Sembilan
Index 246.4
Selangor
Index 234.3
Kuala Lumpur
Index 206.5
Pahang
Index 214.6
Rose most since 2021
+18.6%
Kedah terraced houses, typical project. After inflation +14.4%. 84 in 100 projects rose.
See the split →
Rose least since 2021
+1.4%
KL high-rise, typical project. After inflation -2.2%. 16 in 100 projects fell.
See the split →
122
districts covered
~84%
household debt vs national income (BNM)
Which homes hold their value?
Not every home is the same bet. Some stall for years.
4 flat years
KL high-rise prices stayed within 3% from 2017 to 2021, before inflation. Since then +14% (official index).
5 flat years
Selangor high-rise, 2017 to 2022. Since then +7%.
-38%
KL detached houses against their 2017 peak (official index, 2025).
47%
of SOHO, SOFO, SOVO buyers would get less than they paid. Terraced houses: 26%.
How buyers of each kind of home did
Bought 2021 to 2023, against what the same kind of home in the same project sells for now. "Sells 4+ a year" is the share of homes that change hands that often.
| Kind of home | Typical change | Would get less than they paid | Sells 4+ a year |
|---|---|---|---|
| Low-cost houses | +12.5% | 18% | 6% |
| Cluster houses | +4.6% | 20% | 11% |
| Semi-detached houses | +3.2% | 23% | 2% |
| Terraced houses | +4.8% | 26% | 7% |
| Low-cost flats | +8.8% | 27% | 25% |
| Flats | +5.3% | 33% | 14% |
| Condos and apartments | +2.9% | 35% | 12% |
| Detached houses (fewer cases) | +3.4% | 35% | 1% |
| Serviced apartments | +0.2% | 44% | 13% |
| SOHO, SOFO, SOVO (fewer cases) | +0.0% | 47% | 11% |
| All homes | +4.5% | 29% | 7% |
Before selling costs, and paying too much counts as a loss. Group patterns across Malaysia, not a forecast for one home. Index figures are before inflation. A flat index is an average: some projects rose, some fell.
53,000 recent buyers checked
Could you owe more than your home is worth? Mostly no. For some, yes.
1 in 3+
who paid 15% over the going price now owe more than the home is worth. At a fair price: 3% to 5%.
13%
of full-price borrowers owe more than the home is worth. With a 90% loan: 2% to 3.5%.
Over half
of those cases sit in just 20 projects. It is concentrated.
8 to 9 in 10
owners in a project where prices fell still owe less than the home is worth.
Assumed loans (90%, 4.5%, 30 years), not real mortgages or a forecast. Shown as ranges because the open sales file thins after 2024. How we worked it out.
THE COST OF BORROWING
Every RM1 you borrow costs RM1.72 to repay
Example: a RM500,000 home, 10% down, 4% a year, 30 years. Interest (or profit, on Islamic financing) is charged on what you still owe, so it is heaviest at the start.
You borrow
RM450,000
You repay in total
RM773,413
Of which interest
RM323,413 (72% of the loan)
- In the first 5 years, 67% of what you pay is interest.
- A rate 1 point higher adds about RM267 a month and RM96,238 of interest.
Standard repayments at one rate for the whole term, paid on time, fees not included. Information, not advice.
Three steps
FIRST
Pick a home or a price
Search a project, paste a listing, or start from your income.
THEN
Get a straight verdict
Fair price? Monthly cost? Safe if rates rise?
FINALLY
Share one page
For your partner, family or bank.
See where prices are moving
Official index by state and home type. Green up, red down. Not a forecast.
| # | State | Index | 1 year | 5 years, per year | Last 10 years |
|---|---|---|---|---|---|
| Average of states | 233.3 | ▲ +3.9% | ▲ +3.9% | ||
| 1 | Johor | 303.6 | ▲ +7.1% | ▲ +5.3% | |
| 2 | Kedah | 252.3 | ▲ +6.6% | ▲ +6.2% | |
| 3 | Melaka | 228.9 | ▲ +5.9% | ▲ +4.7% | |
| 4 | Perlis | 232.3 | ▲ +5.7% | ▲ +3.9% | |
| 5 | Perak | 251.9 | ▲ +4.3% | ▲ +4.2% | |
| 6 | Kelantan | 242.3 | ▲ +4.3% | ▲ +5.4% | |
| 7 | Sarawak | 221.2 | ▲ +3.9% | ▲ +3.3% | |
| 8 | Pulau Pinang | 223.4 | ▲ +3.3% | ▲ +2.6% | |
| 9 | Sabah | 209.6 | ▲ +3.2% | ▲ +3.3% | |
| 10 | Terengganu | 199.2 | ▲ +2.5% | ▲ +2.7% | |
| 11 | Negeri Sembilan | 246.4 | ▲ +2.5% | ▲ +4.3% | |
| 12 | Selangor | 234.3 | ▲ +1.3% | ▲ +3.0% | |
| 13 | Kuala Lumpur | 206.5 | ▲ +1.2% | ▲ +1.0% | |
| 14 | Pahang | 214.6 | ▲ +1.1% | ▲ +3.9% |
Source: the official Malaysian House Price Index (MHPI), yearly, with the average a simple mean of the states. Some groups have few sales (for example detached homes in Kuala Lumpur), so their index can swing a lot. The index shows past movement, not a forecast.
From "can I?" to "should I?"
Start at Plan, or jump to your step.
Plan
Can I afford it?Find
Which home?Homes for me
Real projects that fit your budget.
Open →Report
A fair price range for one home. Print it.
Open →Compare
Two homes, side by side.
Open →Location
Which districts grew most, and how bumpy?
Open →Up or down?
How many projects really rose or fell?
Open →Search
Any project's real sales and price history.
Open →Decide
Buy, rent or wait?Invest
Is it a good investment?Why Chukup
Real sales, not asking prices
Every recorded house sale since 2021, plus the official index from 2009.
A range, not a promise
Good, typical and bad cases. Data and guesses are labelled.
Plain words
No jargon. No bank, agent or developer pays us.
Coming next
A Glassdoor for property
What is it like to live there? Honest reviews from real residents: upkeep, management, noise.
How we use AI
Statistics for the numbers. AI to explain.
Verdicts come from statistical models, not an AI guess. AI reads listings and answers your questions, using only our lookups. Any figure it cannot trace is flagged. Ask Chukup
Why "chukup"? Malay for "enough". Enough to decide, nothing more. A planning tool, not financial advice. Only a bank approves a loan.