KL condo resale data shows six in 10 sellers profit but median annualised return is just 1.2%

Analysis of 384 resale transactions in Kuala Lumpur over the 12 months to June 2026 reveals 59.9% of units changed hands at a higher price than their previous purchase. However, once holding periods are factored in, the median annualised return falls to 1.2%, and after filtering for non-open-market

EdgeProp's analysis of 384 resale transactions for Kuala Lumpur condominium units found nearly six in 10 changed hands above their previous purchase prices. However, after factoring in the properties' holding periods, the median annualised return was just 1.2%.

EdgeProp analysed 384 non-landed residential properties that changed hands in the 12 months between 1 Jul 2025 and 30 Jun 2026. Only transactions that could be matched against their respective purchase prices were included, and in this dataset, they ran from as far back as 1980 to as recent as 2026.

Out of the total, 230 units were shown to have been resold at higher values — 59.9% of technically profitable resales — against 154 units which recorded losses. For the former, total gains amounted to RM81.31 million, with a median positive price difference of RM176,000. The latter recorded combined losses of RM45.4 million, with a median decline of RM150,000.

Once the length of time between purchase and resale is taken into account, the median annualised return across all 384 matched pairs was just 1.2% a year. Applying EdgeProp's screening criteria to remove transactions that could be less representative of an ordinary open-market sale, the median falls further to 0.5% a year. Both figures sit below what a typical mortgage costs in interest over the same period, before legal fees, agent commissions or real property gains tax.

Project-level comparisons illustrate the gap between headline gains and annualised returns. Four Seasons Place, a freehold hotel-branded tower on Jalan Ampang, saw six matched resales produce a combined net gain of RM6.20 million, but an annualised return of -0.1% a year. In contrast, Ketumbar Heights, a freehold condominium in Cheras completed in 2010, recorded five matched resales, all in profit, with an average annualised return of 4.1% a year.

Among developments with several matched transactions, Park Regent in Desa ParkCity produced the standout result. All seven units captured in the matched-resale analysis changed hands above their earlier purchase prices, for an average annualised return of 13.4% a year. On the least profitable side, Aria KLCC saw five of six matched resales unprofitable, with an annualised return of -1.4% a year, largely due to entry prices of RM1,711–RM2,000 psf in 2016–2017 versus resale prices of RM1,204–RM1,606 psf in 2025.