find
Where have prices grown steadily?
Growth against bumpiness. Past, not a prediction.
Property type
Weak guide: in past tests, the top fifth grew only ~0.7 points a year faster than the bottom fifth. Even our projections put steadier areas just 0.2 points ahead. Areas in the same group are not meaningfully different.
| State | Type | Group | Growth, past ~15 yrs | Last 5 yrs | Our projection, next 10 yrs | How bumpy |
|---|---|---|---|---|---|---|
| Kedah | All House | Steadier growth | 6.3%/yr | 6.2%/yr | about 5.0%/yr | 1.2% |
| Melaka | All House | Steadier growth | 5.6%/yr | 4.7%/yr | about 4.5%/yr | 1.7% |
| Perak | All House | Steadier growth | 6.2%/yr | 4.2%/yr | about 5.0%/yr | 2.3% |
| Negeri Sembilan | All House | Steadier growth | 6.0%/yr | 4.3%/yr | about 4.5%/yr | 2.6% |
| Kelantan | All House | Steadier growth | 6.3%/yr | 5.5%/yr | about 5.0%/yr | 3.0% |
| Sarawak | All House | In the middle | 5.5%/yr | 3.3%/yr | about 4.5%/yr | 2.6% |
| Perlis | All House | In the middle | 5.7%/yr | 3.9%/yr | about 4.5%/yr | 3.6% |
| Selangor | All House | In the middle | 6.0%/yr | 3.1%/yr | about 4.5%/yr | 3.9% |
| Johor | All House | In the middle | 7.2%/yr | 5.4%/yr | about 5.0%/yr | 4.9% |
| Sabah | All House | In the middle | 5.5%/yr | 3.4%/yr | about 4.5%/yr | 4.0% |
| Pulau Pinang | All House | Less steady | 5.5%/yr | 2.7%/yr | about 4.5%/yr | 4.5% |
| Terengganu | All House | Less steady | 4.8%/yr | 2.8%/yr | about 4.5%/yr | 4.1% |
| Pahang | All House | Less steady | 4.8%/yr | 4.0%/yr | about 4.5%/yr | 4.4% |
| W.P. Kuala Lumpur | All House | Less steady | 5.3%/yr | 1.1%/yr | about 4.5%/yr | 5.2% |
›How the groups and projection work
Sorted by past annual growth divided by bumpiness (MHPI index), then split into three groups. Projections use the same model as other pages: local growth fades toward the national 4.1%/year within a few years. In a test re-ranking up to 116 series each year from 2014 to 2020, the ranking's link to later growth was weak (+0.09; ranking by raw past growth did worse at -0.21), and that is one boom-and-cool cycle. Regions exist only where NAPIC publishes a sub-state breakdown.