In this guide, we’ll explore the best places to live in Malaysia, focusing on the essentials: the character of each location, amenities, climate, travel connections, and rent.
We’ll also cover the minimum property purchase price for foreigners in each location. In Malaysia, foreigners can own land and property outright, which is rare in Southeast Asia. However, there are minimum purchase prices to ensure that foreigners invest in higher-end properties, maintaining local housing affordability.
These prices vary by state, generally starting from RM1 million (about $240,000 USD), but can be higher in states like Johor, Penang, and Selangor, often around RM2 million.
We’ll also discuss the rental market and prices, helping you find a place that fits both your budget and lifestyle.
So buckle up and join us as we explore the most desirable locations in Malaysia.
1. Penang Island, State of Penang
Penang Island, on the Northwestern coast of Peninsular Malaysia, is one of Malaysia's most popular expat locations, and the expat community here is quite big, including professionals, digital nomads, retirees, and families.
Retirees especially favor Penang because of its ease of living and relaxed, chilled mood. All the immediate amenities and services you need are here: hospitals, shops, schools, cafes, and restaurants.
The beaches here are gorgeous, but not all are great for swimming due to some murky water, jellyfish, and the occasional rip currents. For those picture-perfect, crystal-clear waters, hop over to Langkawi. It’s just a quick 17-minute flight away and has the added bonus of duty-free shopping.
When it comes to the best areas, expats choose George Town for a bit of buzz, Batu Ferringhi for beaches and nightlife, and Tanjung Bungah or Tanjung Tokong for a family-friendly vibe and affordability.
Climate and weather: A hot and humid climate year-round with average temperatures ranging from a comfortable low of 24°C (75°F) to a warm high of 33°C (91°F). Humidity is consistently high, averaging around 87%, making it feel even hotter.
Travel: Penang Airport has domestic flights and direct flights to Bangkok, Singapore, and even Medan, Indonesia.
Rent: A nice 2-bedroom apartment in a good area can be rented for around RM1,400. A budget of RM4,000 can get you a great waterfront apartment with views and amenities on site.
Property buying threshold for foreigners:
Non-MM2H visa holders - condominiums or apartments worth more than RM 1 million or landed properties (houses and land) worth more than RM 3 million.
The thresholds for overhang properties (unsold nine months after their launch) are RM800,000 for apartments and condominiums and RM1.8 million for houses and land.
MM2H visa holders can purchase up to two residential properties, each with a minimum value of RM500,000.
2. Kuala Lumpur
In Kuala Lumpur, you get the best of both worlds: a busy urban hub with all the modern comforts and a quick getaway to some of Malaysia’s most beautiful beaches.
Kuala Lumpur offers access to excellent healthcare facilities, shopping malls, and restaurants with diverse cuisines, museums, and cultural attractions. It has a well-developed public transportation system with buses, trains, and a rapid transit network (LRT).
There are no beaches within the city itself; however, being close to the coast, Kuala Lumpur has several nice beaches within a short drive, including Port Dickson, Pangkor Island, and a short flight to Langkawi Island.
Climate and weather: a hot and humid tropical climate year-round. Daily highs typically range from 22 °C (72 °F) to 32 °C (90 °F) with minimal variation throughout the year.
Travel: Kuala Lumpur International Airport (KUL) offers home and international flights.
Rent: For RM 2,700-2,900, you can rent a good 2-bedroom apartment in a nice area.
Property buying threshold for foreigners: non-MM2H visa holders - RM1,000,000 and for MM2H visa holders - starting from RM600,000 depending on the MM2H tier.
3. Melaka (Malacca), Malacca State
Melaka, on the Malay Peninsula's southwest coast, is a historic city with a chilled-out atmosphere and rich colonial history. It is one of the safest cities in Malaysia and offers the best of both worlds – rich historical sites and gorgeous natural landscapes.
It’s a city living with a relaxed suburban vibe. You can take a leisurely stroll along the Melaka River, hit up nearby beaches, or venture out to explore the islands.
The Melaka River meanders through the town, lined with quaint cafes and colorful murals, making it perfect for a relaxing afternoon.
Jonker Walk is where the action is on weekends. This night market is bustling with cool bars and restaurants, ideal for grabbing a bite while you shop.
If you like taking life at a slower pace, this is your spot. Its small-town charm and tranquil and picturesque setting make it perfect for laid-back living.
Climate and weather: Malacca, just two degrees north of the equator, has a tropical climate year-round with high temperatures, abundant rainfall, and humidity levels over 90%. It also experiences heavy rains, particularly between November and March.
Travel: The nearby Malacca International Airport (MKZ) mainly handles domestic flights, The closest international airport to Melaka City is Kuala Lumpur International Airport (KUL), about 80.7 kilometers away
Rent: For RM 1,300-1,600, you can rent a good 2-bedroom apartment in a nice area
Property buying threshold for foreigners: both non-MM2H visa holders and MM2H visa holders - RM 1,000,000 (landed title)/ RM500,000 (high-rise/strata title)
4. Ipoh, Perak State
Ipoh, in the Western part of Peninsular Malaysia, is a quieter city known for its beautiful colonial architecture and natural attractions. Thanks to its affordable living and real estate, it's a popular retirement spot for Malaysians from all over the country.
Life in Ipoh is refreshingly relaxed, with fewer crowds and a slower pace. Some say it is the cleanest city in Malaysia.
The food scene remains authentic and untouched by commercialization. The city is also home to a variety of hipster cafes and restaurants, especially in the old town area.
Being surrounded by stunning mountains, Ipoh offers fantastic opportunities for cave exploration, mountain hiking, and jungle trekking.
It might be a bit quiet if you are used to city life. Ipoh's nightlife isn't exactly buzzing—most shops call it a night by 9 pm, and even the best restaurants are in bed by 10 pm. But its serenity makes it an ideal spot for a peaceful retirement.
Climate and weather: a tropical rainforest climate with warm temperatures throughout the year. The average temperature ranges from 24°C to 33°C, with humidity levels around 80%. The monsoon season starts from September to December, bringing heavy rainfall and occasional thunderstorms.
Travel: The closest airport to Ipoh is Sultan Azlan Shah Airport (IPH), just 6 kilometers from the city center, offering domestic flights. The nearest international airport is Penang International Airport (PEN), about 120 kilometers northwest.
Rent: For RM 1,000-1,400, you can rent a good 2-bedroom apartment in a nice area
Property buying threshold for foreigners: non-MM2H visa holders - RM1,000,000 and for MM2H visa holders - starting from RM600,000 depending on the MM2H tier.
5. Johor Bahru, Johor
Johor Bahru, on the southern tip of Peninsular Malaysia, is just a stone's throw from Singapore. It lets you enjoy the perks of the island nation without the hefty price tag. Many professionals, including Singaporeans, choose to live here for the lower cost of living, though prices are rising due to its growing popularity.
The city boasts a young population and caters to families and professionals with international schools, golf courses, quality housing, and entertainment options. While you'll need a car since public transport is basic, the city provides all your necessities, even if it can't match Singapore or Kuala Lumpur for shopping and nightlife.
For a quick beach getaway, beautiful spots like Desaru Coast (just an hour's drive) and Tanjung Sedili (about an hour and a half south) are within easy reach for some sun and sand.
Climate and weather: a tropical rainforest climate, meaning it's pretty much always wet! There's plenty of rainfall all year round, even in the driest months. Humidity is high. November is the most humid month at around 88%, while February is the least humid at about 83%.
Travel: Senai International Airport around 22 kilometers (13.6 miles) northeast of Johor Bahru city, offers domestic and international flights.Rent: For RM 1,600-1,900, you can rent a good 2-bedroom apartment in a nice area
Property buying threshold for foreigners: RM2,000,000.00 for landed property in the designated international zone) and RM1,000,000.00 for highrise/ strata title properties.
6. Langkawi Island, Kedah State
Langkawi Island, near the border with Thailand, on the Northwestern coast of Peninsular Malaysia, is a tropical paradise known for its beautiful beaches and relaxed lifestyle.
It’s positioned really well if you love exploring and traveling, with good travel links to the Malaysian capital, Penang, and neighboring Thailand.
It offers a typical tropical island lifestyle with an abundance of water sports and activities, good food, great natural attractions, and calm, reflective living. Langkawi’s pristine beaches, lush rainforests, and duty-free status are also big tourist attractions. Cenang Beach is the liveliest place on the island, with restaurants, bars, and shopping.
There is an expat community around Fox Hill where expats have built luxury villas. Some of them can be rented for around RM3,000-4,000 a month. The main drawback of living here is that real estate options are scarce. Housing choices and properties for sale are limited, as much of the island is designated as a national park.
Climate and weather: An extremely warm and humid climate with temperatures ranging from 75°F to 93°F (24° C to 34° C) and high moisture levels.
Travel: Langkawi International Airport (LGK) is approximately 13 kilometers (8 miles) from Kuah, the main town on Langkawi Island, offering mostly domestic and limited international flights.
Rent: Starting from RM 1,600-2,000, you can find a really nice 2-bed condo with a swimming pool. Also, RM2,000 can get you a 2-bedroom house.
Property buying threshold for foreigners: non-MM2H visa holders - RM1,000,000 and for MM2H visa holders - starting from RM600,000 depending on the MM2H tier.
7. Kota Kinabalu, Sabah State
Kota Kinabalu, or "KK," is the capital of Sabah State on the Northwestern coast of Borneo (East Malaysia) and is known for its natural beauty and outdoor activities.
Ideal for beach lovers and those who enjoy a small-city vibe, KK is surrounded by a protected marine park with several islands featuring pristine waters and diverse reefs, just a 15-20-minute boat ride from the city.
The culture here is more conservative than in Western cities but still laid-back. Seafood is cheap and delicious, with many local dishes to try. English is widely spoken due to the city's history as a British colony.
KK is perfect for retirees and digital nomads - anyone who is not tied to a specific job location. Housing options are plentiful, from apartments to villas, and the local cuisine, especially seafood, is excellent.
Climate and weather: a tropical climate with daytime temperatures ranging from 30°C (87°F) in January to 32°C (90°F) in April. The driest month is March, while November is the wettest. Some areas are at risk of flooding.
Travel: Kota Kinabalu International Airport (BKI) is located 8 kilometers (5 miles) southwest of Kota Kinabalu city center, offering both domestic and international flights.
Rent: Good 2-bedroom apartments for rent start at RM1,800. A budget of RM3,500 will get you a super nice 2-bedroom serviced apartment with Mount Kinabalu views.
Property buying threshold for foreigners: RM1 million for landed property and RM600,000 for high-rise property.
8. Kuantan, Pahang State
Kuantan, on the eastern coast of Peninsular Malays, is a coastal city in Pahang known for its stunning beaches and laid-back vibe. It’s a place of good food, cozy cafes, friendly people and chilled atmosphere.
It has great food spots, including classic Malay port restaurants at Tanjung Api and Tanjung Lumpur, serving ikan bakar and seafood.
Life in Kuantan is relaxed, with less traffic and a slower pace. The locals are a bit more conservative and provincial, but this only adds to the city's unique character.
Beaches provide various water-based activities. Teluk Chempedak, or Palm Beach, is a public beach in Kuantan, only 5 kilometers from the town center. Kuantan is a great windsurfing spot due to its consistent winds during the Northeast monsoon.
The nightlife is limited. There are casual bars, movie theaters, and karaoke spots. You can join a board game club or attend open mic nights to socialize.
Kuantan is a favorite for retirees and those wanting a peaceful place to grow old.
Climate and weather: warm year-round, with average temperatures ranging from 86°F (30°C) in January to 95°F (35°C) in April. The sea temperature ranges from 77°F (25°C) to 86°F (30°C). The rainiest months are October, November, and December. Some areas are at risk of flooding.
Travel: Kuantan has its own airport, Sultan Haji Ahmad Shah Airport (KUA), which mainly handles domestic flights. For international travel, the closest airport is Kuala Lumpur International Airport (KLIA), about 216 kilometers (134 miles) northwest of Kuantan.
Rent: For RM 500, you can rent a good 2-bedroom apartment in a nice area. RM 700 puts you in a 3-bedroom terraced house territory.
Property buying threshold for foreigners: non-MM2H visa holders - RM1,000,000 and for MM2H visa holders - starting from RM600,000 depending on the MM2H tier.
9. Taiping, Perak State
Taiping in the Northwestern part of Peninsular Malaysia is known for its colonial heritage, beautiful surroundings, and cooler and fresher winter months that bring long-awaited relief from the summer heat.
Taiping is surrounded by jungles, beautiful lakes, and well-maintained parks, all within walking distance of each other. It’s a great spot for outdoor enthusiasts all year round. Even in the hot months, the nearby Bukit Larut (Maxwell Hill) stays cool and pleasant, especially in the mornings and evenings, and that’s where you can find the most amazing parks, lakes, hiking trails, and huge rain trees.
The town has all the essentials for a comfortable life, including hospitals, clinics, supermarkets, and malls.
Taiping itself doesn't have any beaches within the city limits, but several beautiful beaches are within driving distance. Teluk Batik Beach, located about 4.4 kilometers (2.7 miles) south of Lumut, is popular and easily accessible.
If you are ready to travel a bit further, there are other options as well:
- Teluk Nipah Beach on Pangkor Island, about 1.7 kilometers (1.1 miles) from Lumut Jetty
- Pantai Pasir Panjang (Long Beach), a pristine beach, is about 36 kilometers (22.4 miles)
- Emerald Bay Beach on Pangkor Laut Island, approximately 11 kilometers (6.8 miles) from Lumut Jetty.
Climate and weather: In the hot season from June to September, daily highs are above 29°C (84.2°F). The cool season, from November to February, sees daily highs below 16°C (60.8°F) and January lows at 5°C (41°F). Taiping is the wettest town in Peninsular Malaysia, with an average annual rainfall of about 4,000mm, twice the national average.
Travel: Subang Airport is 170 km southwest of Taiping, and Penang Airport - 120 km northwest. Both do mostly domestic flights, with Subang offering limited international flights.
Rent: A smart, unfurnished 2-bedroom condo with a swimming pool in a sought-after Crystal Creek Resort can be rented for RM1,000.RM1,300 will get you a 3 to 4-bedroom terraced house.
Property buying threshold for foreigners: non-MM2H visa holders - RM1,000,000 and for MM2H visa holders - starting from RM600,000 depending on the MM2H tier.
10. Kuching, Sarawak State
Kuching on the island of Borneo is perfect for expats wanting to experience Malaysia's rainforest and wildlife.
Situated along the peaceful Sarawak River, Kuching is known for its lively café and food culture. There are not many franchise chains or big malls here. Instead, you will enjoy your coffee in kopitiams (local independent coffee shops) and shop mostly in shoplots - ground-floor shops in multistory residential or office buildings.
The city has a large Chinatown and a beautiful riverside promenade and all the immediate services and facilities you need for your daily comfort.
Nature-wise, it's absolutely stunning! The city is squeezed between the Borneo rainforest and the South China Sea, with its beautiful coastline of beaches. There are also nearby mountains and several national parks. It's common to see wild monkeys and other rare species. The Borneo rainforest, in particular, is a magical place that stands unmatched.
On the downside, public transportation is, at best, unreliable, and you will need a car.
Climate and weather: It is very hot from March to October, and ground-level temperatures can reach 113°F (45°C). During the rainy season, the heat subsides, but it rains hard, and areas like Stampin Baru, Stutong, and Arang Road often flood.
Travel: Kuching International Airport (KCH) is located just 11 kilometers (7 miles) south of Kuching city center. It offers both domestic and limited international flights.
Rent: For RM 1,250-2,800, you can rent a good 2-bedroom apartment in a residential apartment complex.
Property buying threshold for foreigners: RM500,000.00 throughout the state of Sarawak, RM600,000.00 in Kuching Division.
FAQs about where to live in Malaysia
What is the most affordable location in Malaysia?
If you're looking to live in Malaysia without spending a fortune, then Ipoh is your place. Rent, food, and daily expenses are very affordable. It’s not a coastal place which keeps the prices down, and it is very popular with retirees.
Which city in Malaysia has the coolest climate?
Tanah Rata in Cameron Highlands has the coolest climate in the whole of the country.. Located in the Titiwangsa Mountains, it enjoys a pleasant, cool climate with temperatures ranging from 15°C to 25°C (59°F to 77°F) throughout the year.
Which Malaysian states offer the least restrictive requirements for MM2H?
The Borneo states, Sabah and Sarawak, which control their own immigration policies, are attracting more interest in their MM2H schemes. These programs have much lower fixed deposit requirements, and, in Sarawak, for example, applicants are not required to buy a house.
Which cities in Malaysia offer the best healthcare facilities?
Kuala Lumpur and Penang offer some of the best medical facilities in the country.
Where in Malaysia can I live without a car?
If you prefer living in Malaysia without a car, your choice is limited to Kuala Lumpur. The capital city has an extensive public transportation system, including buses, trains (LRT, MRT, and KTM), and a monorail. You can easily get around without needing a car.
Outside of Kuala Lumpur, public transportation is not impressive, and not having a car can be inconvenient, especially if you want to go and explore the wider areas.
Which cities in Malaysia are best for families with children?
Kuala Lumpur, Penang, and Johor Bahru are fantastic options for families with children in Malaysia.
Kuala Lumpur is packed with excellent international schools, top-notch healthcare, and loads of family-friendly attractions like parks, museums, and theme parks. The city offers a variety of extracurricular activities and has a lively expat community, though you might have to deal with higher living costs and some traffic jams.
Penang, especially George Town, is another great choice with its good international and local schools, rich cultural heritage, and plenty of family activities. The island’s natural beauty, including lovely beaches and parks, offers lots of outdoor fun, even if some areas can get a bit crowded and the cost of living is on the higher side.
Johor Bahru is also a great pick, thanks to its proximity to Singapore, which opens up extra educational and recreational opportunities. The city has several international schools, cool family-friendly spots like Legoland, and more affordable housing compared to Kuala Lumpur and Penang. While the public transportation system is not the best, Johor Bahru remains a strong contender for families.
Which cities and towns in Malaysia are great for digital nomads?
Kuala Lumpur boasts some of the fastest and most reliable internet in Malaysia, with numerous coworking spaces like WeWork, Common Ground, and Colony scattered throughout the city. However, it’s the most expensive city in Malaysia.
George Town in Penang has good internet connectivity and several coworking spaces such as @CAT Penang and Scoopoint. It has a lower cost of living compared to Kuala Lumpur, with affordable housing and fantastic, reasonably priced food options.
Johor Bahru has reliable internet and an increasing number of coworking spaces like Infinity8 and The COCOON Space. It is also more affordable than Kuala Lumpur and Penang, making it an attractive option for budget-conscious digital nomads.
You might find useful:
- Retiring In Malaysia - The Expat Guide (all about moving and settling down in Malaysia)
- Malaysia My Second Home Program
