What Malaysian property actually sells for, by type, from NAPIC

The median recorded sale price of a two-storey terrace house in Malaysia is RM 530,000, across 119,219 sales since 2022. A single-storey terrace: RM 280,000. A condominium or apartment: RM 389,000, from 59,389 sales.

These are not asking prices, listing prices or valuations. They are the prices that buyers paid and the Valuation and Property Services Department recorded — NAPIC's open transaction data, which the site holds in full: 492,447 recorded sales, from 2022 to March 2026.

The medians

Read them as national medians. A two-storey terrace in Mont Kiara and one in Sungai Petani are both in the first row, which is why a national median is context and never a valuation. The number that prices a particular house is the median of the same type in the same scheme, and that is what the site puts beneath every auction reserve where enough sales exist.

What NAPIC data is, and why it is trustworthy

Every property transfer in Malaysia passes through a stamping and registration process, and the consideration — the price — is recorded. NAPIC compiles those records and publishes them as open data, quarterly, with the property type, the scheme or road, the tenure, the areas and the price. It is the only national record of what property actually sold for; everything else in the market is somebody's opinion of what it should sell for.

Two consequences follow. First, an auction reserve compared against a NAPIC median is compared against real money that changed hands, not against a listing that may never sell. Second, the record has no incentive baked into it: no agent wrote it, no seller inflated it, no portal curated it.

The lag, stated plainly

NAPIC publishes a quarter's transactions some months after the quarter closes. The most recent sale in the corpus in this snapshot is from March 2026. In a flat market that lag does not matter; in a moving one, a median built on last quarter's sales is last quarter's median. The site prints the latest month it holds on every comparison so that a reader can weigh the gap for themselves, and it re-harvests the register at each release.

How to read a median next to a reserve

A reserve below the same-type, same-scheme median is the ordinary condition of an auction, not an anomaly; the site's separate guide on reserve prices puts a number on how ordinary. What the median tells you is how far below, and whether that distance is worth the deposit, the balance period and the uncertainty on the title.

Where the comparison is missing on a listing, it is because the scheme has too few recorded sales of that type to publish a median honestly. The absence is information: nobody has sold one like it recently, so the market price is genuinely uncertain, and the reserve is the only number you have.

FAQ

What is NAPIC data?

The national record of property transactions compiled by the Valuation and Property Services Department from stamped transfers, published as open data: type, scheme, tenure, areas and the price actually paid. The site holds 492,447 of those records.

What is the median price of a terrace house in Malaysia?

RM 530,000 for a two-storey terrace and RM 280,000 for a single-storey, as national medians of recorded sales since 2022. A specific house is priced against its own scheme, not the country.

How far behind the market is NAPIC data?

The most recent recorded sale in the corpus is from March 2026. NAPIC releases a quarter's sales some months after it closes; every comparison on the site states the latest month it holds.

What this is, and is not

National medians of recorded sale prices by NAPIC property type, computed from the open transaction data the site holds and measured at the snapshot date above. They are not valuations, not forecasts, and not a statement about any particular property; they lag the market by the interval NAPIC takes to publish.