Free Tool
KL Rental Yield Calculator 2026
Gross yield is the number agents quote. Net yield on total cost is the number your bank account experiences. Between the two sit service charges, a sinking fund, vacancy, and, since January 2026, a flat 8% stamp duty for foreign buyers that most yield calculators quietly ignore.
This tool computes all three: gross, net after running costs, and net measured against your full outlay including duties and legal fees. Benchmarks below are drawn from market data, not wishful thinking. Figures last verified 12 June 2026.
Prefilled near 4.5% gross. Check live asking rents for comparable units before relying on it.
KLCC service charges run about RM 0.95 to 1.50 psf monthly, plus a 10% sinking fund.
Loan stamping and documentation fees feed into the acquisition cost below.
Yield Breakdown
- Gross yield
- RM 72,000 annual rent against the purchase price
- Net yield
- After 15% running costs: RM 61,200 a year
- Acquisition costs
- Stamp duty, legal and loan fees (foreign buyer)
4.36%
3.71%
RM 168,325
Net Yield on Total Cost
Net rent against RM 1,818,325 all-in (price plus duties and fees)
3.37%
This is the number most calculators skip: the same unit and rent, measured against what you actually pay to acquire it. Kuala Lumpur as a whole averages about 5.2% gross (Global Property Guide, Q1 2026); well-run city-centre units typically land at 4 to 5% gross before costs.
Estimates for budgeting only. Running costs vary by building; confirm the service charge, sinking fund, quit rent and assessment for the specific unit. Acquisition costs use 2026 stamp duty and SRO 2023 scale fees and exclude valuation fees, disbursements and service tax. Rental income is taxable in Malaysia; get advice on your position before committing.
Acquisition costs come from the same maths as our stamp duty calculator, so the two tools always agree.
What Counts as a Good Yield Here
| Benchmark | Gross Yield |
|---|---|
| Kuala Lumpur average, all condos (Q1 2026) | about 5.2% |
| City-centre luxury stock | 4 to 5% |
| KLCC trophy towers | 3 to 4% |
| Typical gap from gross to net | 1.8 to 2.6 pts |
The market rows above are from Global Property Guide's Malaysia rental yield data and published market guides. Running-cost assumptions follow PropertyGuru's maintenance fee guide: KLCC luxury towers charge about RM 0.95 to 1.50 psf monthly plus a 10% sinking fund.
Our own working bands from the lettings desk: KLCC and TRX long lets at 3.5 to 5% gross, Bukit Bintang at 4.5 to 6.5% where short-stay operation is permitted. Treat those as working assumptions to test against a specific unit, not as promises. The full reasoning is in the KLCC and TRX rental yield guide.
A Real Example: RM 1,650,000, RM 6,000 a Month
Entry pricing for a freehold KLCC unit, let at our suggested rent, with 15% running costs and a 70% loan. Same unit, two passports.
- Gross yield
- 4.36%
- Net yield after 15% costs
- 3.71%
- Foreign buyer acquisition costs
- RM 168,325
- Net yield on total cost (foreign)
- 3.37%
- Net yield on total cost (citizen / PR)
- 3.52%
Read the gap: the listing says 4.36%, but a foreign buyer's money actually works at 3.37% once running costs and the full 2026 entry bill are counted. That is not a reason to walk away; it is the honest base line to negotiate and plan against.
Yield is only half the return. Capital growth and the exit tax live in the RPGT and buying costs guide, and short-stay economics in the Airbnb yield guide.
Rental Yield FAQs
What is a good rental yield in Kuala Lumpur?
Kuala Lumpur as a whole averages about 5.2% gross (Global Property Guide, Q1 2026). City-centre luxury stock typically runs 4 to 5% gross, and the most expensive KLCC trophy towers sit nearer 3 to 4% because prices have run ahead of rents. Judge any deal on net yield after running costs, not the gross figure on the listing.
What is the difference between gross and net rental yield?
Gross yield is annual rent divided by purchase price. Net yield deducts running costs first: service charge, sinking fund, quit rent and assessment, letting fees, and vacancy. In Kuala Lumpur the gap is material; market data puts net commonly 1.8 to 2.6 percentage points below gross for city-centre condos.
Why does this calculator include stamp duty and legal fees?
Because your return is earned on everything you paid, not just the headline price. Since 1 January 2026 foreign buyers pay a flat 8% stamp duty, which adds six figures to most KLCC purchases. Measuring net rent against the full outlay (price plus duties and fees) gives the yield-on-cost figure that listing portals skip.
What running costs should I budget for a KLCC condo?
Service charges in KLCC luxury towers run about RM 0.95 to 1.50 per square foot per month, plus a sinking fund contribution of 10% of the service charge. Add quit rent and assessment, letting or management fees, and a vacancy allowance. For a full-facility tower, 15 to 25% of gross rent is a realistic running-cost band.
Is rental income taxed in Malaysia?
Yes. Rental income from Malaysian property is taxable for both residents and non-residents, with different rates and deductible expenses depending on your tax position. The calculator works pre-tax; speak to a Malaysian tax adviser before relying on a net number.
Does this work for Airbnb or short-term rental yields?
It is built for conventional long lets. Short-stay gross income can be higher but carries a different cost base: cleaning, platform fees, utilities, licensing, and far higher vacancy risk, and not every building permits it. Model short-stay separately before assuming the uplift.
Test It Against a Real Unit
Ryan can pull live asking rents for comparable units in the same tower, which is the one input no calculator can guess for you.