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How to Determine the Optimal Rental Rate and Yield for Your Investment Property in Malaysia

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Learn how to calculate optimal rental rates and yields for investment properties in Malaysia. Understand the key factors influencing pricing, rental yield formulas, and tips to maximize your property's income potential.

As a property investor in Malaysia, setting the right rental rate is crucial to attract tenants and earn a good return from your investment. The rental yield is a key metric to assess if your property is generating adequate income.

This comprehensive guide will walk you through the key factors that determine rental pricing, explain rental yields, and provide step-by-step calculations to help you optimize your rental property in Malaysia.

5 Factors That Influence Rental Rates in Malaysia

When setting your asking rent, you need to consider these five core factors:


Location has the biggest impact on rents in Malaysia. Areas close to key employment hubs, amenities, public transport, and infrastructure can demand higher rents. Kuala Lumpur city center and mature townships naturally command premium rates versus rural areas.

For example, average monthly rents for a 2-bedroom condo may range from:

  • RM3,500 in KLCC
  • RM2,500 in Mont Kiara
  • RM1,800 in Cyberjaya
  • RM1,000 in Semenyih

Review rents for comparable listings in the neighborhood to gauge the market rate based on location.

Type of Property

Landed homes (bungalows, semi-dees, terraced houses) generally achieve higher rents than strata units (condos, apartments) in the same area, due to larger spaces.

But newer high-rise developments with lifestyle facilities like gyms and pools can sometimes fetch more than older landed properties lacking amenities.

Boutique commercial buildings and retail shops also demand higher rents per sq ft than residential. Analyze rates based on property category.

Facilities and Features

Fully or nicely furnished units can charge 15-25% more in rent versus empty units. Units with upgraded fittings, fixtures and appliances also command premium pricing.

Properties with facilities like pools, gyms, recreation areas and convenience stores enjoy higher perceived value. Consider the features that add rentability.

Condition and Design

Tenants expect well-maintained units in good condition. Tired, dated decor can be a turn-off. Refurbished or newly renovated units justify higher rents through perceived quality.

Good interior design, layouts and spaciousness also up the rentability factor, sometimes overriding location. Avoid rent gaps with upgrades.

Parking and Accessibility

Properties with covered parking, multi-car porch bays or designated parking enjoy an edge, especially in congested cities. Convenience of access via major roads, highways and public transport also boosts appeal.

Evaluate your property’s parking availability and accessibility strengths to benchmark against neighborhood rates.

What is a Good Rental Yield in Malaysia?

Rental yield measures your annual rental income as a percentage of the property's total purchase price. A higher yield means your property generates more income relative to its value. High rental yield is generally associated with high-rise properties due to better amenities and facilities, which make them more attractive to renters. However, landed houses offer larger living spaces and higher resale value, and are also a sound choice for investment as they are easier to rent out and produce better rental yield. Ultimately, the decision between investing in a high-rise property or a landed house depends on personal preferences, budget, and investment goals.

The average residential rental yield in Malaysia is around 3-5% currently. For commercial properties, yields range from 5-8%.

As a rule of thumb:

  • 2-3% - Below market returns
  • 4-5% - Fair rental yield
  • 6-8% - Good rental yield
  • 10% and above - Excellent yield

Aim for the highest yield possible by optimizing your rental pricing.

How to Calculate Rental Yield for Your Property

Rental yield is assessed in two ways - gross yield and net yield:

Gross Rental Yield

Measures rental income without accounting for expenses.


(Annual Rental Income / Property Purchase Price) x 100

For example:

Purchase price: RM500,000 Annual rent: RM24,000

Gross Yield = (RM24,000 / RM500,000) x 100 = 4.8%

This excludes maintenance fees, taxes and other costs.

Net Rental Yield

Factors in expenses to give a more accurate profitability picture.


(Annual Rental Income - Total Annual Expenses) / Purchase Price x 100

If we assume RM3,600 in annual expenses for the same property:

Net Yield = (RM24,000 - RM3,600) / RM500,000 x 100 = 4.08%

Aim for the highest possible net yield through optimal pricing.

How to Determine the Monthly Rental Amount

With yields explained, next we calculate the actual rental pricing. Follow these steps:

Estimate Potential Annual Rent

Research listed rates for comparable units in the area. Is the typical range RM18,000 - RM24,000 annually? Prorate based on your property size, facilities etc.

Decide on Target Yield

Assess yields in the neighborhood. Set a gross yield target of 5% for example, if that is the average.

Derive Rental Rate

For a RM500,000 property with 5% gross yield target:

  • Annual rental income is 5% of RM500,000 = RM25,000
  • Monthly rent = RM25,000 / 12 = RM2,083

This ensures you get the desired returns.

Factor in Expenses

Estimate expenses like maintenance fees (2 months' rent is typical).

RM2,083 x 2 = RM4,166 annual expenses

Revise potential gross rent to cover expenses while sustaining yield.

Market Check and Adjust

Validate your rental rate against listings for similar units nearby. Fine tune as needed to stay competitive.

Monitor demand at your intended rate when live. Adjust if insufficient tenant interest.

Top Tips for Maximizing Your Rental Yield in Malaysia

Follow these tips to optimize your property's income potential:

  • Set rents slightly below market rate to attract more tenant interest and occupancy
  • Offer leases longer than 12 months with smaller increments for multi-year tenure
  • Maintain quality furnishings, fixtures, amenities to sustain rents
  • Understand and track seasonal fluctuations and demand shifts
  • Keep property well-promoted across major listing sites
  • Minimize vacancies by acting quickly when a tenant leaves
  • Consider short-term rental options during peak travel seasons
  • Leverage property managers to improve yields through their expertise


Determining the optimal rental pricing for investment properties involves assessing multiple factors, carefully calculating yields, and monitoring market demand. This allows you to maximize returns.

While setting rents, don't forget to account for expenses to ensure your property generates substantive net income as well.

Use this guide to make informed rental rate decisions based on neighborhood data, property attributes, target yields and market conditions.

Regularly review your rents and be ready to adjust pricing accordingly. With the right rental rate strategy, your investment property can provide a stable source of passive income.