Author : Sr Yap Kian Ann,
registered valuer & property consultants
October 7, 2026
What Are Residential Properties?
Residential properties are properties that are designed, constructed and approved primarily for use as a dwelling or accommodation for individuals or households.
In Malaysia, residential properties comprise various types of housing and accommodation, including landed properties, high-rise residential schemes and detached or terraced housing lots. Common examples include:
Detached houses / bungalows
Semi-detached houses
Terraced / link houses
Cluster houses
Townhouses
Apartments
Condominiums
Flats
Low-cost and affordable housing
Serviced apartments / serviced residences
Vacant plots of detached / terraced housing lots
The characteristics and market value of residential properties can vary significantly depending on factors such as location, accessibility, tenure, land and building size, property type, age, condition, design, development concept, layout, floor level and surrounding amenities.
How Is the Market Value of a Residential Property Determined?
For most residential properties, the Comparison Method is commonly adopted by registered valuers to determine market value.
The Comparison Method involves analysing recent transactions and, where appropriate, current asking prices of properties that are comparable to the subject property. The valuer considers the similarities and differences between the subject property and the selected comparables and makes appropriate adjustments to reflect the relevant characteristics of each property.
Our Approach to Residential Property Valuation
At Agility Valuers & Property Consultants Sdn. Bhd., our valuation process generally includes a review of the relevant information and characteristics of the subject property, such as:
Title / strata title particulars
Sale and purchase agreement
Location and accessibility
Land area and/or floor area
Approved building and layout plans
Property type and design
Age and condition of the building
Improvements and renovations
Floor level and orientation
Corner, intermediate or end-lot position
Tenure and unexpired term of the lease, where applicable
Service charges and other relevant outgoings
Tenancy status and rental details, where applicable
Positive and negative external factors affecting the property
We also analyse recent transactions of comparable properties in the same development, surrounding area or other comparable localities.
Appropriate adjustments may then be made for differences in:
Time / market movement
Location
Tenure
Land and/or floor area
Floor level
Property type and design
Building condition
Corner or intermediate position
Renovations and improvements
Accessibility and surrounding amenities
Other relevant locational and property-specific factors
Following the analysis and adjustments, an appropriate adjusted rate from the selected comparable evidence is adopted and applied to the subject property to arrive at the market value.
Selected Recent Residential Property Transactions in Klang Valley
Agility Valuers & Property Consultants Sdn. Bhd. regularly analyses residential property transactions to understand prevailing market trends and price levels.
Below are selected transactions of condominium schemes within the Klang Valley, presented to illustrate the prevailing weighted average transacted prices.
| Scheme Name | Weighted Transacted Price (RM psf) |
| Pearl Point | 359 |
| The Rainz | 622 |
| Venice Hill | 201 |
| Sri Penaga | 978 |
| Mont Kiara Bayu | 565 |
| Residensi 22 Mont Kiara | 1,205 |
| The Park Residence | 587 |
| Prima Sixteen PJ | 461 |
| The Westside Three | 1,079 |
| 28 Mont Kiara | 806 |
| Menara Belfield | 366 |
| Casa Kiara II | 635 |
| M Centura | 538 |
| Sri Bayu USJ | 362 |
| E Park Residences | 370 |
| Kiara 9 Residency | 695 |
| Forest Green Park | 381 |
| Laman Suria | 546 |
| Sri Pelangi | 336 |
| La Vista Condominium | 312 |
| Sky Awani Residence | 369 |
| Pavilion Hilltop Month Kiara | 1,043 |
| Villa Flora | 636 |
| Aseana Puteri Condominium | 381 |
| Rivercity Condominium | 323 |
| Tivoli Villas | 750 |
| Villa Crystal | 453 |
| 11 Mont Kiara | 938 |
| The Reach | 539 |
| The Tamarind | 391 |
Weighted Transacted Price (RM psf) = Total Transacted Price (RM) ÷ Total Transacted Floor Area (sf).
The transaction data is presented for general information and market illustration purposes. The actual market value of a particular property will depend on its individual characteristics, location, condition, tenure, size, transaction date and other relevant factors.
Why Is Residential Property Valuation Important?
A professional property valuation provides an independent opinion of the value of a property as at a specified valuation date and for a defined purpose.
A residential property valuation may be required for various purposes, including:
Sale and purchase – to assist owners and purchasers in assessing an appropriate price
Bank financing and mortgage purposes – to support financing and lending decisions
Investment decision-making – to assess potential acquisition or disposal opportunities
Estate distribution and inheritance – to establish the value of property forming part of an estate
Taxation – where an independent property valuation is required for tax-related purposes
Litigation – to provide professional valuation evidence in property-related disputes
Financial reporting and accounting – to support the reporting of property assets
Asset management and portfolio review – to assess the performance and value of property holdings
Other statutory and commercial purposes – depending on the requirements of the client or relevant authority
A properly prepared valuation provides an independent professional assessment based on relevant market evidence, property characteristics and the purpose of the valuation.
What Information and Documents Does a Valuer Require?
To undertake a proper residential property valuation, a registered valuer will generally require relevant information and supporting documents relating to the property.
Depending on the nature and purpose of the assignment, these may include:
Title / strata title
Sale and purchase agreement
Approved building plans and layout plans
Details of extensions, improvements and renovations
Tenancy agreement and tenancy details, where applicable
Assessment notice
Property management or service charge information, where relevant
Other documents and information relevant to the valuation assignment
The information and documents required may vary depending on the purpose, scope and nature of the valuation assignment.
Providing complete and accurate information enables the valuer to undertake a more comprehensive assessment of the property and its relevant market evidence.
Residential Property Valuation by Agility Valuers & Property Consultants Sdn. Bhd.
Agility Valuers & Property Consultants Sdn. Bhd. provides professional property valuation services for a wide range of residential properties in Malaysia.
Our valuation services cover various purposes, including financing, sale and purchase, taxation, inheritance, litigation, financial reporting, investment and other statutory or commercial requirements.
With appropriate market research, transaction analysis and professional valuation methodology, we aim to provide reliable, independent and well-supported property valuation advice to our clients.
Related Insight
For an example of the typical structure and contents of a residential property valuation report, please refer to our earlier insight: “Valuation Report: Format and Contents”
Valuation Report: Format and Contents
Frequently Asked Questions (FAQ)
Residential property valuation is the professional assessment of the market value of a residential property as at a specified valuation date and for a defined purpose.
The Comparison Method is commonly used. It involves analysing recent transactions of comparable properties and making appropriate adjustments for differences such as location, size, tenure, floor level, condition and other relevant factors.
Residential properties that can be valued include bungalows, semi-detached and terraced houses, apartments, condominiums, flats, serviced residences, affordable housing and vacant residential development land.
Depending on the purpose and nature of the valuation, documents may include the title or strata title, sale and purchase agreement, approved building plans, tenancy details, assessment notice and information on renovations or improvements.
A residential property valuation may be required for purposes such as sale and purchase, bank financing, investment, inheritance, taxation, litigation, financial reporting and asset management.
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This blog / insight is based on Agility Valuers & Property Consultants / Agility Research (AVPC)’s current understanding and insights about the related topic in the current property / real estate market context. Agility Valuers & Property Consultants / Agility Research (AVPC) makes no guarantees, representation or warranties of any kind, expressed or implied, regarding the information including but not limited to, warranties of content, accuracy and reliability. Interested parties should undertake their own inquiries as to the accuracy of the information. Agility Valuers & Property Consultants Sdn. Bhd. / Agility Research (AVPC) excludes unequivocally all inferred or implied terms, conditions and warranties arising out of this document and excludes all liability for loss or damages arising therefrom.
Neither the whole nor any part of our blog or insights may be included in any published document, circular, prospectus or statement, nor published in any way without the prior written approval of Agility Valuers & Property Consultants Sdn. Bhd. / Agility Research (AVPC). We shall not be obligated to update this blog / insight in response to changes in market conditions or the regulatory environment subsequently.
For more information, please contact:
Sr Yap Kian Ann
Tel: 603-9544 2694 Email: yap@agilitymy.com
HP : 6012-378 5811 Website: www.agilitymy.com
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