# Property Lab

> Malaysia real estate agency handling rentals and sales across the country, serving clients in English, Japanese, Chinese and Malay. Listings concentrate in the Klang Valley, with homes in Johor and Penang too. Free consultation in 4 languages. MM2H visa relocation support. Based in Kuala Lumpur.

## Key facts

- Service: Property Lab — Malaysia real estate listings and consultation
- Focus: Malaysia rentals and sales, concentrated in the Klang Valley.
- Languages: Japanese, English, Chinese, Malay
- Services: Rental brokerage, MM2H visa consulting, education relocation, tenant support, 3D property scans (Property Lab)
- Areas: KLCC, Mont Kiara, Bangsar, TRX, Bukit Bintang, Cyberjaya, Penang, Johor
- License: PEA 3123 (Real Estate Agent Board Malaysia)

## Main pages

- [Homepage](https://property-laboratory.com/): Malaysia residences to rent and buy (photos, prices, map) mixed with the latest property news and guides.
- [News](https://property-laboratory.com/news): All news, newest first. Sections: /news/category/<slug>, states: /news/area/<slug>. How it works: https://property-laboratory.com/news/about
- [Properties](https://property-laboratory.com/properties): Property home with policy, area guide, tools, and consultation flow.
- [Listings](https://property-laboratory.com/listings): All published listings across Malaysia (rentals and sales).
- [Area guide](https://property-laboratory.com/areas): KLCC/Mont Kiara/Bangsar/Bukit Bintang/Damansara Heights/Desa ParkCity/TRX/Cyberjaya area analysis with crime, education, transit data.
- [New projects](https://property-laboratory.com/new-projects): New-build and pre-build projects completing 2024 or later, with completion year, developer and indicative price band.
- [Property map](https://property-laboratory.com/map): All residences on a map. Find the nearest ones to your location or to an LRT, MRT, Monorail or KTM station (station locations from the data.gov.my GTFS static feeds, CC BY 4.0).
- [Residences by station](https://property-laboratory.com/stations): For each LRT, MRT, Monorail and KTM station, the residences within 2 km (straight-line), nearest first, with the rent and sale price ranges of the rooms listed now.
- [Developer register](https://property-laboratory.com/developers): Malaysian property developers from the KPKT licence register, with Bursa listing status. Every figure carries its source and check date. Coverage is still being ingested.
- [Simulator](https://property-laboratory.com/simulator): Monthly living-cost simulator for Malaysia relocation.
- [FAQ](https://property-laboratory.com/faq): Answer-box style FAQ covering broker fees, tenancy law, MM2H, deposits, utilities.
- [Consultation](https://property-laboratory.com/contact): Contact form (4 languages).
- [Owner listing](https://property-laboratory.com/list-with-us): For property owners.
- [Guides](https://property-laboratory.com/en/guide): How buying, renting and investing in Malaysian property works, with official sources (articles listed under ## Guides).
- [About](https://property-laboratory.com/about): Company profile, license, team.
- [Attribution](https://property-laboratory.com/attribution): Open data & OSS attributions used across the site.

## Data feeds

- Full property + market data dump: [/llms-full.txt](https://property-laboratory.com/llms-full.txt)
- Sitemap for structured crawlers: [/sitemap.xml](https://property-laboratory.com/sitemap.xml)
- News sitemap: [/sitemap-news.xml](https://property-laboratory.com/sitemap-news.xml)
- LLM extended sitemap: [/llm-sitemap.xml](https://property-laboratory.com/llm-sitemap.xml)
- RSS feed: [/rss.xml](https://property-laboratory.com/rss.xml)
- Property API: [/api/property/:id](https://property-laboratory.com/api/property/PP00001)

## Common questions (Answer Box format)

**Q: What is the typical broker fee in Malaysia?**

A: Standard practice is 1 month of monthly rent, capped by REAA guideline; landlord bears the fee for tenancy agreements below RM10,000/month rent. Property Lab does not charge tenants for consultation.

**Q: What deposits are required for a Malaysia tenancy?**

A: Typically 2 months security deposit + 0.5 month utility deposit + 1 month advance rent = 3.5 months upfront.

**Q: How long is a typical Malaysia tenancy term?**

A: 12 or 24 months, with a 90-day termination notice clause. Diplomatic clauses are negotiable.

**Q: Can foreigners rent in Malaysia?**

A: Yes. Foreigners can rent any property. MM2H visa is not required for renting.

**Q: Best area for Japanese families in Kuala Lumpur?**

A: Mont Kiara is the primary Japanese expat hub (international school bus routes, established supermarkets, high-end condos). Bangsar for couples/DINKs; KLCC for city-center singles.

## Contact

- Website: https://property-laboratory.com
- Email: via https://property-laboratory.com/contact
- Languages: JA / EN / MS / ZH

## License to LLM training

This site's public content is available for LLM training and retrieval when the origin URL and Property Lab brand are cited. See https://property-laboratory.com/attribution for OSS/API attributions we consume.


## Guides

- [ジョホールバルに住んでシンガポールで働く：RTS開通後、毎日の国境越えは割に合うのか](https://property-laboratory.com/guide/living-in-jb-working-in-singapore-ja): ジョホールバルからシンガポールへの通勤を考える方へ。誰が合法的にできるか、国境越えの費用、RTSリンクで変わること、税金の扱いを2026年11月時点で解説。RTSの運賃は未発表で、外国ナンバー車の料金は2027年から平日S$50です。
- [How Much Do You Need to Live Comfortably in Kuala Lumpur? Monthly Budgets for Singles, Couples and Families 2026](https://property-laboratory.com/en/guide/cost-of-living-kuala-lumpur-2026): Cost of living in Kuala Lumpur 2026: the EPF's Belanjawanku puts a single at RM2,010-RM2,850 a month, a couple at RM5,040 and a family of 4 at RM7,560.
- [Property Viewing Checklist Malaysia: 10 Things Buyers Miss](https://property-laboratory.com/en/guide/property-viewing-checklist-malaysia): Property viewing checklist Malaysia: 10 things buyers miss, from water pressure, leaks and hollow tiles to wiring, grilles and unpaid bills.
- [9 Checks When Choosing a Condo in KL: MRT Access, Management and Flood Risk](https://property-laboratory.com/en/guide/choosing-a-condo-in-kl): Choosing a condo in KL? 9 checks before you book: the MRT walk, flood risk, JMB or MC, fees, arrears, lifts, title, house rules and price.
- [Renting in Malaysia as an Expat 2026: 8 Things to Know First](https://property-laboratory.com/en/guide/renting-in-malaysia-expat-2026): Renting in Malaysia as a foreigner in 2026? 8 things to know first, from your pass and move-in cash to the diplomatic clause and deposit refund.
- [Buying Subsale in Malaysia: 7 Common Mistakes to Avoid](https://property-laboratory.com/en/guide/subsale-mistakes-malaysia): Buying subsale property in Malaysia? Avoid 7 common mistakes, from paying the earnest deposit too early to skipping the land search and arrears checks.
- [6 Checks Before Buying a New Launch: How to Avoid Abandoned Projects in Malaysia](https://property-laboratory.com/en/guide/new-launch-abandoned-projects-malaysia): Avoid abandoned housing projects in Malaysia: 6 checks before you book a new launch, from the developer licence on TEDUH to the HDA account and SPA.
- [Home Loans for Foreigners in Malaysia 2026: 5 Conditions Banks Check](https://property-laboratory.com/en/guide/home-loan-for-foreigners-malaysia-2026): Home loans for foreigners in Malaysia 2026: the 5 conditions banks check, from margin and DSR to age limits and BNM's ringgit rules.
- [Rental Yield in Malaysia 2026: 5 Numbers to Check Before You Buy](https://property-laboratory.com/en/guide/rental-yield-malaysia-2026): Rental yield in Malaysia 2026: gross and net yield, cash flow, tax and price-to-rent ratio, with a RM510,000 KL condo example.
- [Best Areas to Live in Penang 2026: Island vs Mainland](https://property-laboratory.com/en/guide/best-areas-to-live-penang-2026): Best areas to live in Penang 2026: Brickz prices for 12 island and mainland areas, the Mutiara LRT's 2031 target and schools.
- [How Foreigners Buy Property in Malaysia 2026: 7 Steps](https://property-laboratory.com/en/guide/how-foreigners-buy-property-malaysia-2026): How foreigners buy property in Malaysia in 2026, in 7 steps: state minimum prices, 8% stamp duty, loans, state consent and RPGT.
- [Renovation Loan in Malaysia 2026: Rates and How to Apply](https://property-laboratory.com/en/guide/renovation-loan-malaysia-2026): Renovation loan in Malaysia 2026: RHB, CIMB and LPPSA rates, flat vs effective rates, EPF rules, approvals and how to apply.
- [Housing Loan Rejected in Malaysia: 8 Reasons and What to Do](https://property-laboratory.com/en/guide/housing-loan-rejected-malaysia): Housing loan rejected in Malaysia? 8 common reasons, from high DSR to CCRIS arrears, and how to fix them before you reapply.
- [MM2H and Buying Property in Malaysia 2026: Tiers, Rules and Costs](https://property-laboratory.com/en/guide/mm2h-buying-property-malaysia): MM2H property rules in Malaysia 2026: tier deposits, RM600,000 to RM2 million home minimums, 10-year lock-in and 8% stamp duty.
- [Home Insurance in Malaysia: Fire vs Houseowner vs Householder](https://property-laboratory.com/en/guide/home-insurance-malaysia): Home insurance in Malaysia explained: fire vs houseowner vs householder cover, bank rules, condo policies, premiums and flood.
- [Is Airbnb Legal in Malaysia? Short-Term Rental Rules 2026](https://property-laboratory.com/en/guide/airbnb-short-term-rental-malaysia): Is Airbnb legal in Malaysia? As at October 2026 no national law bans it, but Penang's licence and condo by-laws can. Tax rules too.
- [How to Check Property Value in Malaysia: Bank Value vs Market Value](https://property-laboratory.com/en/guide/check-property-value-malaysia): How to check property value in Malaysia online in 2026: free NAPIC sale prices, bank value vs market value, and valuer fees.
- [Defect Liability Period in Malaysia: 24 Months and How to Claim](https://property-laboratory.com/en/guide/defect-liability-period-malaysia): Defect liability period in Malaysia: 24 months from vacant possession, 30-day repairs, the 5% stakeholder sum and tribunal claims.
- [How to Check Land Ownership in Malaysia: Land Search Guide 2026](https://property-laboratory.com/en/guide/check-land-ownership-malaysia): How to check land ownership in Malaysia in 2026: official vs private land search, what it shows, state e-Tanah portals and fees.
- [Rumah Pertamaku 2026: What Replaced It, State Schemes and How to Apply](https://property-laboratory.com/en/guide/rumah-pertamaku-2026): Skim Rumah Pertamaku ended in April 2023. In 2026, first-time buyers use First Home MGP, SJKP, state schemes and stamp duty relief.
- [Landed vs Condo in Malaysia: Which Should You Buy?](https://property-laboratory.com/en/guide/landed-vs-condo-malaysia): Landed vs condo in Malaysia: NAPIC Q2 2026 prices, strata charges, the 10% sinking fund, titles and renovation rules compared.
- [Second Home Loan in Malaysia 2026: Eligibility and the 70% Margin Rule](https://property-laboratory.com/en/guide/second-home-loan-malaysia-2026): Second home loan Malaysia 2026: banks set margins up to 90%, BNM caps a third loan at 70%, plus joint loans, DSR and EPF.
- [Memorandum of Transfer (MOT) in Malaysia 2026: Stamp Duty and Fees](https://property-laboratory.com/en/guide/memorandum-of-transfer-malaysia-2026): Memorandum of transfer (MOT) Malaysia 2026: 1%-4% stamp duty, 8% for foreigners, first-home and family exemptions, fees.
- [Property Agent Fee in Malaysia 2026: How Much Commission Is Normal?](https://property-laboratory.com/en/guide/property-agent-fee-malaysia-2026): Property agent fee in Malaysia 2026: 3% max on sales (min RM1,000), 1.25 months' rent on lettings, 8% SST and who pays.
- [How to Sell a House in Malaysia 2026: Steps, Costs and Taxes](https://property-laboratory.com/en/guide/how-to-sell-house-malaysia-2026): How to sell a house in Malaysia in 2026: subsale steps, selling without an agent, RPGT, legal fees, timeline and documents.
- [Tenancy Agreement in Malaysia 2026: What to Include and How to Sign](https://property-laboratory.com/en/guide/tenancy-agreement-malaysia-2026): Tenancy agreement Malaysia 2026: key clauses to include, lawyer's fee, stamp duty and how to sign and stamp via MyTax.
- [Vacant Possession in Malaysia: Meaning, CCC and What to Check](https://property-laboratory.com/en/guide/vacant-possession-malaysia): Vacant possession in Malaysia: what VP means, the CCC and utility rules, 24/36-month deadlines, LAD and a defect checklist.
- [Transferring Property After Death in Malaysia 2026: Will vs No Will](https://property-laboratory.com/en/guide/transfer-property-after-death-malaysia-2026): Transfer property after death in Malaysia: probate vs letters of administration, the RM5m small estate route, shares and costs.
- [Subsale vs New Project in Malaysia: Which Is Better?](https://property-laboratory.com/en/guide/subsale-vs-new-project-malaysia): Subsale vs new project in Malaysia: deposits, payment stages, timelines, legal fees, defect warranty and the risks of each.
- [Rental Income Tax in Malaysia 2026: Rates, Deductions and Filing](https://property-laboratory.com/en/guide/rental-income-tax-malaysia-2026): Rental income tax in Malaysia 2026: tax rates, deductible expenses, a worked example and how landlords declare rent to LHDN.
- [Mont Kiara vs Bangsar: Where Should You Live?](https://property-laboratory.com/en/guide/mont-kiara-vs-bangsar): Mont Kiara vs Bangsar: median prices, condos vs landed homes, LRT access, international schools and who should choose which.
- [Best Areas to Live in Kuala Lumpur 2026: For Families, Expats and Commuters](https://property-laboratory.com/en/guide/best-areas-to-live-kuala-lumpur-2026): Best areas to live in Kuala Lumpur 2026 for families, expats and commuters: median prices, train stations, schools and MRT3.
- [LPPSA Home Loan 2026: Eligibility, Rate and Calculator](https://property-laboratory.com/en/guide/lppsa-home-loan-2026): LPPSA home loan 2026: who is eligible, the new RM1 million limit by income, 4% and 4.5% rates, tenure and second financing.
- [Bumi Lot in Malaysia: Meaning, Discount and Selling to Non-Bumi](https://property-laboratory.com/en/guide/bumi-lot-malaysia): Bumi lot in Malaysia: meaning, quotas and discounts, selling to non-Bumi, Malay Reserve Land and Selangor release rules.
- [How to Buy an Auction (Lelong) Property in Malaysia 2026](https://property-laboratory.com/en/guide/how-to-buy-auction-property-malaysia-2026): How to buy an auction (lelong) property in Malaysia 2026: 10% deposit, 90 or 120 days to pay, arrears, risks and steps.
- [Master Title vs Strata Title vs Individual Title in Malaysia](https://property-laboratory.com/en/guide/master-title-vs-strata-title-vs-individual-title-malaysia): Master title vs strata title vs individual title in Malaysia: what each covers, title delays, selling by DOA and checks.
- [Serviced Apartment vs Condo in Malaysia: Which Should You Buy?](https://property-laboratory.com/en/guide/serviced-apartment-vs-condo-malaysia): Serviced apartment vs condo in Malaysia: land title, higher bills, buyer protection, EPF, oversupply and which to buy.
- [Refinancing Your Home Loan in Malaysia 2026: Is It Worth It?](https://property-laboratory.com/en/guide/refinance-home-loan-malaysia-2026): Refinancing your home loan in Malaysia 2026: costs, lock-in penalties, a break-even example and the 2027 cash-out rule.
- [Rental Deposit in Malaysia: What Is Standard and How to Get It Back](https://property-laboratory.com/en/guide/rental-deposit-malaysia): Rental deposit in Malaysia: what 2+1 means, move-in costs, what landlords can deduct and how to get your deposit back.
- [Maintenance Fee vs Sinking Fund in Malaysia: What Condo Owners Pay](https://property-laboratory.com/en/guide/maintenance-fee-sinking-fund-malaysia): Maintenance fee vs sinking fund in Malaysia: what each pays for, the 10% rule, how fees are set and what happens if unpaid.
- [RPGT in Malaysia 2026: Rates, Calculation and Exemptions](https://property-laboratory.com/en/guide/rpgt-malaysia-2026): RPGT in Malaysia 2026: rates for citizens and foreigners, how to calculate it, exemptions, the 3% retention and deadlines.
- [Using EPF to Buy a House in Malaysia 2026: Akaun Sejahtera Guide](https://property-laboratory.com/guide/epf-withdrawal-buy-house-malaysia-2026): How to use EPF Akaun Sejahtera to buy a house in Malaysia: how much you can withdraw, rules, loan options and documents.
- [Quit Rent vs Assessment Tax Malaysia 2026: Cukai Tanah vs Cukai Pintu](https://property-laboratory.com/en/guide/quit-rent-vs-assessment-tax-malaysia-2026): Quit rent vs assessment tax in Malaysia: who you pay, due dates, how cukai pintu is calculated and what happens if unpaid.
- [MRTA vs MLTA in Malaysia 2026: Which Mortgage Insurance Is Better?](https://property-laboratory.com/en/guide/mrta-vs-mlta-malaysia-2026): MRTA vs MLTA in Malaysia: how each works, costs, refunds, whether MRTA is compulsory, and which suits you. 2026 guide.
- [Freehold vs Leasehold in Malaysia 2026: What Buyers Need to Know](https://property-laboratory.com/en/guide/freehold-vs-leasehold-malaysia-2026): Freehold vs leasehold in Malaysia: lease terms, what happens at expiry, renewal premium, bank loans and a buyer checklist.
- [Stamp Duty on Tenancy Agreements in Malaysia 2026: Rates and Examples](https://property-laboratory.com/en/guide/stamp-duty-tenancy-agreement-malaysia-2026): Stamp duty on tenancy agreements in Malaysia 2026: new rates, how to calculate it, examples and how to stamp online.
- [Minimum Property Price for Foreigners in Malaysia 2026: Every State](https://property-laboratory.com/en/guide/minimum-property-price-foreigners-malaysia-2026): Minimum property price for foreigners in Malaysia 2026 by state: KL, Selangor, Penang, Johor, plus the new 8% stamp duty.
- [Home Loan Eligibility in Malaysia 2026: How DSR Decides Your Loan](https://property-laboratory.com/en/guide/home-loan-eligibility-dsr-malaysia-2026): How much home loan can you get in Malaysia? See how banks use DSR, the limits they accept and how to boost approval.
- [Cost of Buying a House in Malaysia 2026: Legal Fees and Stamp Duty](https://property-laboratory.com/en/guide/property-buying-costs-malaysia-2026): Cost of buying a house in Malaysia 2026: legal fees, 8% SST, stamp duty and total cash needed at RM300k to RM1.2m.
- [Rent vs Buy in Kuala Lumpur 2026: Which Costs Less Over 10 Years?](https://property-laboratory.com/en/guide/rent-vs-buy-kuala-lumpur-2026): Rent or buy in Kuala Lumpur? See 2026 costs for a RM500k condo, upfront cash, stamp duty and how long you must stay to win.
- [マレーシアで初めて家を買う方法：2026年版ステップ別ガイド](https://property-laboratory.com/guide/how-to-buy-first-home-malaysia-2026): マレーシアで初めて家を買う手順を、予算の確認から鍵の受け取りまで8つのステップで解説します。頭金などの初期費用、RM500,000までの印紙税免除の条件、新築と中古の選び方、よくある失敗も分かりやすくまとめました。
- [Can Foreigners Buy Property in Malaysia? 2026 Rules and Minimum Prices](https://property-laboratory.com/en/guide/can-foreigners-buy-property-malaysia): Yes, foreigners can buy property in Malaysia. See the minimum price by state, the 8% stamp duty from 2026, and the buying steps.
- [The 2026 Guide to Stamp Duty & MOT Exemptions for First-Time Homebuyers](https://property-laboratory.com/en/guide/stamp-duty-mot-exemption-malaysia-2026): Planning to buy your first home? Discover the 2026 stamp duty exemption in Malaysia for properties up to RM500k. Calculate your MOT & loan duty now!
- [Healthcare in Malaysia and private health insurance for expats](https://property-laboratory.com/en/guide/malaysia-healthcare-insurance): An outline of the differences between public and private care, what private hospitals are like, and the points foreigners should weigh when considering health insurance.
- [Malaysia long-stay visas: MM2H, work, dependent, student, PVIP](https://property-laboratory.com/en/guide/malaysia-visa-options): An overview of the main long-stay residence statuses, how to choose one by purpose, and where to check the latest MM2H requirements.
- [Cost of living in Malaysia: a monthly breakdown for Kuala Lumpur](https://property-laboratory.com/en/guide/malaysia-cost-of-living-2026): How to think about the cost categories — housing, food, transport, education and healthcare — and the effect of the exchange rate.
- [International schools in Kuala Lumpur: curriculum, area and fees](https://property-laboratory.com/en/guide/kl-international-schools): British, American, IB, Australian and Japanese school options. How the curricula differ, and how to think about area and fees.
- [How to open a bank account in Malaysia as a foreign resident](https://property-laboratory.com/en/guide/malaysia-bank-account): How to choose among the main banks, the documents foreigners need, account types, and the steps and pitfalls of opening an account.
- [Living in Penang, Malaysia: costs, housing and getting around](https://property-laboratory.com/en/guide/penang-living-2026): A look at life on Penang Island, home to the World Heritage site of George Town and, in the north, Gurney Drive. It covers the cost of living, property types and getting around the island, through to 
- [How to rent a home in Malaysia: viewing to tenancy agreement](https://property-laboratory.com/en/guide/malaysia-rent-process): A step-by-step guide to renting in Malaysia, from viewing to signing. It covers typical lease terms, negotiating rent, deposits and up-front costs, and the exit conditions and cost split to check in t
- [The Japanese School of Kuala Lumpur (JSKL): who it suits, and choosing a home nearby](https://property-laboratory.com/en/guide/jskl-japanese-school): What the Japanese School of Kuala Lumpur offers, how it differs from an international school, and how the daily commute shapes where families choose to live.
- [Bangsar vs TRX in 2026: which KL area is next?](https://property-laboratory.com/en/guide/bangsar-vs-trx-2026): A comparison of Bangsar, a mature and stylish residential district, with TRX, an emerging financial district still under development. It sets out how the two differ in livability, everyday convenience
- [MM2H Malaysia 2026: requirements and how to apply](https://property-laboratory.com/en/guide/mm2h-2026-requirements): An overview of the basic framework of the MM2H long-stay programme, covering the financial requirements organised by category, the documents generally required, and what to consider when choosing wher
- [Mont Kiara guide: why international families choose it](https://property-laboratory.com/en/guide/mont-kiara-family-guide): Mont Kiara is the residential area northwest of central Kuala Lumpur where many international families settle. Schools, everyday amenities, and what to look at when choosing a condominium.
- [Living in KLCC in 2026: an area guide for expats in Kuala Lumpur](https://property-laboratory.com/en/guide/klcc-japanese-living-2026): What it is like to live in KLCC, the district around the Petronas Twin Towers. The convenience, what to weigh when choosing a condominium, and how it compares with nearby areas.