BandingHouse

How we work out the numbers

Every “sold for” figure on this site is a real sale recorded by the land office. Every “asking” figure is a number someone typed into an ad. We show both, we label which is which, and we never average them together.

The short version

  • What soldcomes from NAPIC (Pusat Maklumat Harta Tanah Negara), the government’s property information centre, which publishes every residential transaction as open data: the scheme, the district, the kind of home, the floor area, the price and the date. Extract published 19 May 2026; latest sale in it 31 March 2026; 469,869 residential sales since 2021.
  • What is asked comes from live for-sale ads on mudah.my, read 25 August 2026 (140,755 ads, residential only; one oversize segment is sampled at 10,000). An asking price is a wish, not a value; it is shown beside the record, never blended into it.
  • The middle figure we show is the median: half the sales were below it, half above. We also show the band the middle half fell in (the 25th to 75th percentile), and the one-in-ten marks either side.
  • Minimum sample. A scheme appears only with at least 20 recorded sales; a kind-of-home row only with 20 sales in its window. Below that, a figure is a coincidence. 4,871 schemes clear the bar today.
  • Two windows.A scheme’s band uses all its recorded sales since 2021, with a year-by-year table so you can see drift. The state and national rows use March 2024 to March 2026, so “the market now” is not diluted by 2021.

Why there is no “gap” column (yet)

The obvious number — asking minus sold, as a percentage — is one we deliberately do not print. The homes in ads are not the same mix as the homes that sold: ads skew towards cheaper flats, owner sales and whatever is slow to move, while the land-office record includes new-launch completions, low-cost units and rural lots that rarely appear in an ad. Put the two medians in a ratio and you mostly measure that difference in mix, not a seller’s mark-up — in our data it swings from −11% to over +100% between states for the same kind of home, which is a sign of a broken comparison, not a market. A true gap needs the same scheme on both sides — so that is the only place we print one: where at least 20live ads name a scheme outright (matched on the name, within the same state, and only when no other scheme in that state shares the name), the scheme page shows what those ads ask beside what that scheme’s buyers paid. 104 schemes clear that bar today. Everywhere else, the two figures sit side by side, unratioed.

Read the matched figures with one thing in mind: mudah.my is where owners and urgent sellers list, so its asking prices commonly sit a few percent under the recorded medians for the same scheme (we checked the floor areas — they agree to within 1% — so this is the price, not the measure). A portal that agents favour would read differently. We report what the ads say.

Per square foot

For high-rise homes NAPIC records the strata parcel area, and an ad states the unit size — the same thing, so both are shown per square foot. For landed homes NAPIC records the built-up floor area while an ad’s “size” may be the land, the built-up, or either — so landed homes are compared by price, and the per-square-foot figure on a landed scheme page is built-up only. Areas are converted from NAPIC’s square metres at 10.7639 sq ft per sq m.

Kinds of home

The two sources label property types differently, so both are folded into five groups: high-rise (condominium, apartment, flat, serviced residence), terraced, semi-detached, detached (including bungalows), and cluster & townhouse. Low-cost units are counted with their shape. Shops, offices, land and industrial lots are outside this site.

What this cannot tell you

  • Registration lag.A sale reaches NAPIC’s open data months after it is signed, and the most recent quarter is always thin. A drop in the last year of a table is usually lag, not a crash.
  • Scheme names are the land office’s.“TMN” is expanded to Taman and the like; otherwise the name is as recorded, which is sometimes a phase or a street rather than the marketing name.
  • Not a valuation. A median across a taman says nothing about a corner lot, a renovated unit, or a forced sale. Use it to check an offer against the record, not to price a specific home.

Refresh and checks

Both sources are re-read monthly. Before any build, a gate refuses to publish if a scheme is below the minimum sample, if a sold-for and an asking figure have been pooled, if the NAPIC extract is more than 200 days old, or if the ads are more than 45 days old. The gate ships with its own tests proving each check can fail.