Correction, 11 September 2026: The former national yield, state price/rent/yield table, regional rankings and market-performance claims are withdrawn. Exact saved source records have not been identified for them, and the displayed state gross yields did not reconcile with the rent and price fields shown alongside them. This does not establish that every named external statistic was false. It means those figures and source attributions cannot be supported here. The arithmetic below remains educational, not market proof.
Start With Comparable Inputs
A state average can combine different property types and locations. Comparing that average purchase price with a rent range for another mix of units does not establish the yield of a particular investment. It can also obscure whether the rent and price come from the same period.
For a unit you are evaluating, record its development, property type, bedrooms, floor area, furnishing and condition. Distinguish room rentals, short stays and whole-unit tenancies. Identify duplicate advertisements and check evidence dates. Asking prices and rents do not establish completed transactions or achieved tenancies.
The earlier table cannot be repaired by inserting a new yield calculated from still-unverified market inputs. No replacement state numbers or ranking are published here.
How Gross Yield Is Calculated
Gross rental yield is annual rental income expressed as a percentage of the property's purchase price:
Gross Yield = (Monthly Rent x 12) / Purchase Price x 100
The existing hypothetical example assumes RM 2,000/month rent on an RM 450,000 property:
(24,000 / 450,000) x 100 = 5.33% gross yield
That calculation is arithmetic only. It does not establish that this price or rent is available in any Malaysian state, nor that the property would generate positive monthly cashflow.
Define What You Mean by Net Yield
Net yield deducts the costs included in the calculation before dividing by purchase price:
Net Yield = (Annual Rent - Annual Costs) / Purchase Price x 100
Always state what Annual Costs includes. A result excluding financing, rental tax or management charges is not an after-everything profit result. Different definitions cannot be compared fairly without aligning the included costs and period.
Use the following categories as questions, not universal cost amounts:
- Maintenance fees and sinking fund, including any separate special levy.
- Quit rent and assessment, verified with the relevant records.
- Insurance appropriate to the unit and financing requirements.
- Vacancy and tenant turnover, based on your evidence and assumptions.
- Repairs, maintenance and furnishing replacement.
- Agent or property-management charges under the actual agreement.
- Rental tax appropriate to your tax position.
Keep acquisition costs and Islamic financing repayments separate from operating-yield comparisons, then include them appropriately in your wider budget. Obtain actual quotations rather than assigning a standard cost simply because a property is a condo.
Compare Yield, Cashflow and Future Price Separately
Gross yield does not measure resale appreciation. Neither establishes monthly cashflow after financing. An expected capital gain does not pay a current ownership expense, and a strong-looking asking yield does not establish an occupied tenancy.
There is no state shortlist or universal yield cutoff on this corrected page. Compare the particular unit's evidence, costs and your own Islamic financing quotation. Use the cashflow calculator to test stated inputs, not to certify the assumptions behind them.
For the distinction between gross yield and monthly cashflow, read Gross Yield Versus Net Cashflow: Understanding the Difference. The rental-yield areas guide is further reading, not validation of the withdrawn table.
Source Records You Should Require
A source name alone is not a traceable citation. For a market figure, ask for the dated report, table or underlying saved records, the relevant geography and property category, and a reproducible calculation. Preserve the distinction between asking listings and achieved transactions. Do not infer occupancy, net yield or appreciation from a table that does not measure them.
The prior generic NAPIC/JPPH, BNM, portal and Global Property Guide labels did not identify exact evidence for this page's figures. They are not retained as substantiation for the withdrawn claims. No fresh market research has been substituted.
The free PropCashflow sample is a separate saved-evidence artifact generated on 30 August 2026 from February to August 2026 asking listings. It uses Malaysian-buyer Islamic financing assumptions and shows modeled balances before assessment, quit rent, insurance and other unlisted costs. It is not state-level market data, verified profit, current availability or a foreigner-eligible shortlist.