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Figures

What the medians hide.

A median is one number standing in for hundreds of listings. These three figures put back what it leaves out: the spread, the arithmetic, and the one comparison that decides whether a zone works.

Figure 1 · asking rent, whole units · as of 2026-08-26

The middle 80% of every zone

Each bar spans the 10th to 90th percentile of asking rent; the darker segment is the middle half, and the notch is the median we publish. A wide bar means your unit could land far from that median.

RM 0 2,000 4,000 6,000 8,000 Ipoh: middle 80% RM 800 to RM 2,300, median RM 1,400, n=251 Ipoh 1,400 Puchong: middle 80% RM 800 to RM 2,999, median RM 1,450, n=399 Puchong 1,450 Butterworth and Perai: middle 80% RM 800 to RM 2,200, median RM 1,500, n=535 Butterworth and Perai 1,500 Simpang Ampat and Nibong Tebal: middle 80% RM 650 to RM 1,900, median RM 1,500, n=152 Simpang Ampat and Nibong Tebal 1,500 Bukit Mertajam: middle 80% RM 650 to RM 2,200, median RM 1,550, n=235 Bukit Mertajam 1,550 Batu Kawan: middle 80% RM 900 to RM 2,300, median RM 1,600, n=199 Batu Kawan 1,600 Petaling Jaya and Damansara: middle 80% RM 850 to RM 3,500, median RM 1,800, n=475 Petaling Jaya and Damansara 1,800 Iskandar Puteri and Medini: middle 80% RM 1,200 to RM 3,000, median RM 1,800, n=620 Iskandar Puteri and Medini 1,800 Gelugor and Jelutong: middle 80% RM 1,000 to RM 3,500, median RM 1,800, n=801 Gelugor and Jelutong 1,800 Johor Bahru: middle 80% RM 1,400 to RM 2,900, median RM 1,950, n=658 Johor Bahru 1,950 Bukit Jalil and KL South: middle 80% RM 1,200 to RM 3,250, median RM 2,100, n=931 Bukit Jalil and KL South 2,100 George Town and Tanjung: middle 80% RM 1,000 to RM 7,000, median RM 2,380, n=839 George Town and Tanjung 2,380 Bangsar: middle 80% RM 1,450 to RM 5,000, median RM 2,800, n=306 Bangsar 2,800 KLCC and Bukit Bintang: middle 80% RM 2,300 to RM 8,500, median RM 4,499, n=386 KLCC and Bukit Bintang 4,499 p10 – p90 · middle half shaded · median marked median

Scroll the figure sideways for the full range.

Batu Kawan's median reads RM1,600, but its middle 80% runs from RM900 to RM2,300. Treat every median on this site as the centre of a range this wide, not a quote.

Figure 2 · Johor Bahru · median 3-bedroom

How rent becomes your true monthly cost

Rent comes in, costs and the bank take it out, and then the part of the installment that repaid your loan comes back as equity. The cash gap is what leaves your account; the true cost is what the asset really costs you to hold.

Monthly rent: +RM 2,100 +2,100 Monthly rent Running costs: -RM 855 −855 Running costs Bank installment: -RM 1,619 −1,619 Bank installment Cash gap: -RM 374 −374 Cash gap what leaves the bank Principal repaid: +RM 368 +368 Principal repaid True monthly cost: -RM 6 −6 True monthly cost what it costs you money in money out where you stand

Scroll the figure sideways for the full range.

Equity is real but locked: it is realised only when you sell or refinance, and it assumes the value holds. Cash is what leaves your account this month. Both are true; neither is the whole truth alone.

Figure 3 · median 3-bedroom · 90% margin, 4.3%, 35 years

Does the rent cover the bank?

Two points per zone: what a tenant pays, and what the bank takes. Where the rent point sits to the right, the tenant is covering the whole installment. 11 of 14 zones clear it.

RM 0 2,000 4,000 Johor Bahru: rent RM 2,100 against installment RM 1,619 — covers 130% Johor Bahru 130% Puchong: rent RM 1,400 against installment RM 1,136 — covers 123% Puchong 123% Simpang Ampat and Nibong Tebal: rent RM 1,500 against installment RM 1,232 — covers 122% Simpang Ampat and Nibong Tebal 122% Bukit Mertajam: rent RM 1,600 against installment RM 1,320 — covers 121% Bukit Mertajam 121% Ipoh: rent RM 1,450 against installment RM 1,217 — covers 119% Ipoh 119% Bukit Jalil and KL South: rent RM 2,200 against installment RM 1,851 — covers 119% Bukit Jalil and KL South 119% Iskandar Puteri and Medini: rent RM 2,400 against installment RM 2,048 — covers 117% Iskandar Puteri and Medini 117% Butterworth and Perai: rent RM 1,500 against installment RM 1,287 — covers 117% Butterworth and Perai 117% Petaling Jaya and Damansara: rent RM 1,500 against installment RM 1,313 — covers 114% Petaling Jaya and Damansara 114% KLCC and Bukit Bintang: rent RM 5,500 against installment RM 4,910 — covers 112% KLCC and Bukit Bintang 112% Bangsar: rent RM 2,900 against installment RM 2,633 — covers 110% Bangsar 110% Gelugor and Jelutong: rent RM 1,700 against installment RM 1,871 — covers 91% Gelugor and Jelutong 91% Batu Kawan: rent RM 1,800 against installment RM 2,240 — covers 80% Batu Kawan 80% George Town and Tanjung: rent RM 2,000 against installment RM 2,593 — covers 77% George Town and Tanjung 77% rent a tenant pays installment the bank takes rent ÷ installment

Scroll the figure sideways for the full range.

Coverage is not the whole story: KLCC covers its installment and still costs the most to hold, because the installment itself is enormous. Read this beside Figure 2, not instead of it.

Figure 4 · the mismatch chart

Where the market disagrees with itself

Right means tenants pay well relative to the asset's price. Up means units are taken quickly. The interesting zones are the corners, where one truth contradicts the other.

Fast to let, poor rent The sweet spot Dead market Good rent, slow to fill Rent strength → Absorption → Johor Bahru Bangsar Petaling Jaya KLCC + B. Bintang KL South Iskandar Puteri Ipoh Puchong Bukit Mertajam Butterworth Simpang Ampat Gelugor Batu Kawan George Town

Scroll the figure sideways for the full range.

Bangsar and KLCC sit far right and low: excellent rent, month-long waits for a tenant. Batu Kawan sits high and left: units let fast, but the rent is soft against what the units cost. Neither corner is a simple yes or a simple no, which is exactly why one blended score would mislead you.

A fifth figure belongs here: weekly rent movement per zone. We have one week of snapshots, so it would be a line through a single point. It appears once there is history to draw, not before.