Selangor Launched 8,354 New Homes in H1 2026 and Sold 6.8%: What New-Launch Buyers in KL and Selangor Should Check

If you are shopping for a new condo or a new terrace house in Selangor right now, you are not short of choice. According to the National Property Information Centre (NAPIC), developers launched 8,354 new homes in Selangor in the first half of 2026, about 30% of everything launched in Malaysia.

The other half of the story is less comfortable. Of those 8,354 units, NAPIC recorded 570 as sold within the same half-year. That is a sales performance of 6.8%, the lowest Selangor figure in the five half-years NAPIC shows, down from 19.6% in the first half of 2024.

Kuala Lumpur looks different. KL launched only 1,610 new homes in H1 2026 and sold 334, or 20.7%.

This article explains what those numbers measure, what they don't, what is sitting unsold in KL and Selangor, and what this means for you as a buyer. It ends with a practical checklist for new-launch buyers.

Not advice: this is general information based on public sources as at October 2026. It is not legal, tax or financial advice. Please speak to your own lawyer and banker before you commit to any purchase.

Where the numbers come from

All the market figures in this article come from NAPIC, part of the Valuation and Property Services Department (JPPH) under the Ministry of Finance. NAPIC released its Property Market Report for the first half of 2026 on 10 September 2026, together with its Property Market Status Report and a regional report for the Central Region (KL, Selangor and Putrajaya). The H1 2026 figures are marked as preliminary.

Three definitions matter, and they come from NAPIC's own technical notes:

• New launch. A launch is when a developer formally starts marketing a project's units, which can only happen after it gets the advertising and sales permit from the Ministry of Housing and Local Government (KPKT). Soft launches before the permit are not counted. If a scheme is relaunched, the new launch date is used.
• Sales performance. The percentage of units sold out of the total units launched in the review period. In plain terms, it shows how many of the homes launched in a half-year were sold in that same half-year. It is a snapshot, not a final take-up rate. A project launched in June has had only weeks to sell.
• Unsold. A unit counts as unsold if it has been launched for sale and is still unsold more than nine months after the first sale and purchase agreement (SPA) was signed for that project or phase. NAPIC splits unsold units into three stages: completed (with a Certificate of Completion and Compliance, CCC), under construction, and not yet constructed.

"New homes", not just condos

NAPIC's new-launch figures cover all residential types, landed and high-rise. They are not a condo-only count.

Nationally, NAPIC says landed homes made up 55.6% of H1 2026 launches (15,480 units) and stratified homes 44.4% (12,352 units). By type:

• Condominiums and apartments: 41.4% (11,535 units)
• Two- to three-storey terraces: 31.7%
• Single-storey terraces: 15.2%

NAPIC also notes that condominium and apartment launches were concentrated mainly in Selangor and Penang.

One more point. Serviced apartments are not in these figures. NAPIC counts serviced apartments, which are usually built on commercial land, under the commercial subsector. I covered them separately in my earlier article on serviced apartments in KL and Selangor.

NAPIC's report does not break down Selangor's or KL's launches by property type, so the Selangor and KL figures below are for all residential types combined.

Selangor: more launches, fewer sales

Here is how Selangor and KL compare over the past five half-years, from the Central Region section of NAPIC's report.

Selangor

• H1 2024: 8,131 launched, 1,594 sold (19.6%)
• H2 2024: 6,731 launched, 1,312 sold (19.5%)
• H1 2025: 8,836 launched, 1,468 sold (16.6%)
• H2 2025: 5,522 launched, 744 sold (13.5%)
• H1 2026: 8,354 launched, 570 sold (6.8%)

Kuala Lumpur

• H1 2024: 4,176 launched, 1,198 sold (28.7%)
• H2 2024: 3,664 launched, 721 sold (19.7%)
• H1 2025: 1,746 launched, 552 sold (31.6%)
• H2 2025: 4,917 launched, 1,876 sold (38.2%)
• H1 2026: 1,610 launched, 334 sold (20.7%)

For context, Malaysia as a whole launched 27,832 new homes in H1 2026, down from a revised 37,250 a year earlier, with a sales performance of 16.6%. Johor launched 6,697 units with a sales performance of 36.5%, and Penang 2,878 with 9.8%.

Three things stand out:

1. Selangor's launch volume held up while sales fell. Launches in H1 2026 were close to H1 2025 levels, but the number of units sold in the same half dropped from 1,468 to 570. By my calculation, that is a fall of about 61%.
2. Selangor has been sliding for two years. Its sales performance has fallen in every half-year NAPIC shows, from 19.6% to 6.8%.
3. KL is a smaller, choppier market. KL's launch numbers swing sharply from half to half, and so does its sales performance. In H1 2026 KL launched less than a fifth of Selangor's volume.

What else NAPIC shows for Selangor and KL

• Resale activity is softer in Selangor. Selangor recorded 22,389 residential transactions in H1 2026, down 10.5% from 25,015 a year earlier. KL recorded 6,618, up 2.4%.
• Prices. In NAPIC's Malaysian House Price Index for Q2 2026 (preliminary), Selangor's index was 1.1% lower than a year earlier, at an average price of RM561,187. KL's was 2.7% higher, at an average of RM825,282. The national index rose 0.9%.
• Building is picking up in Selangor. Residential construction starts in Selangor rose to 9,580 units in H1 2026, from 3,818 in H1 2025. In KL, starts fell to 826.
• The price band. Nationally, 57.1% of homes launched in H1 2026 (15,905 units) were priced between RM500,001 and RM1 million. Only 537 units were above RM1 million. NAPIC does not publish this price split by state in the report.

How much is unsold in KL and Selangor?

New launches are only part of the picture. The bigger question for a buyer is how much stock is already sitting unsold, and at what stage.

At the end of June 2026, NAPIC recorded 20,844 unsold residential units in Selangor, the highest in the Central Region, and 9,036 in KL:

Selangor (H1 2026)

• Completed, unsold: 4,185 units (value RM3.11 billion)
• Under construction, unsold: 15,665 units
• Not yet constructed, unsold: 994 units

Kuala Lumpur (H1 2026)

• Completed, unsold: 3,687 units (value RM1.92 billion)
• Under construction, unsold: 2,498 units
• Not yet constructed, unsold: 2,851 units

What this tells you:

• Selangor's unsold pipeline is mostly still being built. Three-quarters of Selangor's unsold units are under construction. That figure has more than doubled in two years, from 7,106 in H1 2024 to 15,665 in H1 2026.
• Completed unsold stock in Selangor is rising too. It went from 2,465 units in H1 2025 to 4,185 in H1 2026. Selangor now has the second-highest number of unsold completed homes in Malaysia, just behind Johor (4,222).
• KL's total is falling. KL's unsold total dropped from 12,888 in H1 2024 to 9,036 in H1 2026, mainly because fewer units are unsold under construction.

Nationally, NAPIC counted 33,094 unsold completed homes worth RM17.78 billion at end-June 2026, up 23.0% in number from a year earlier. Condominiums and apartments were the largest group, at 42.8% (14,160 units). NAPIC also reports that 38.0% of unsold completed homes had been on the market for six to ten years.

If you are looking at serviced apartments, NAPIC's commercial figures are separate and larger. At end-June 2026, KL had 6,343 unsold completed serviced apartments and Selangor 4,034, with another 17,437 unsold under construction in Selangor.

What this means if you are buying

A slow market is not automatically a good or bad time to buy. It changes what you should check, and how much time you can take.

1. You can take your time. With this much stock in Selangor, there is less reason to decide on the spot at a launch event. Visit several projects, compare them properly and read the documents before you commit.

2. Unsold units affect you after you move in. Under the Strata Management Act 2013, a developer must pay maintenance charges and sinking fund contributions on parcels it has not sold. That protects owners on paper. A building where many units are unsold for years can still mean fewer owners at meetings, more vacant units and slower decisions on maintenance. Ask how many units in the project and phase have been sold.

3. "Under construction" is where your risk sits. Most of Selangor's unsold stock is still being built. When you buy off-plan, you are relying on the developer to finish on time and to the agreed standard. That is why the licence, permit, progress and SPA checks below matter.

4. Compare with the resale market. Selangor's house price index slipped 1.1% year on year in Q2 2026. If completed homes nearby are trading for less than a new launch's price per square foot, you should understand why before you pay more. Newer facilities, better access or a better layout can justify a difference, but you should be able to explain it.

5. Plan your financing on today's numbers. Off-plan purchases are paid in stages, so check that you can carry instalments through the build and after handover. Make sure the loan approval matches the property you are buying.

If you are a Malaysian first-time buyer, note that Budget 2027 has proposed wider stamp duty relief for first homes. It would give a full exemption up to RM500,000, and on homes up to RM750,000, a full exemption on the first RM500,000 and 50% off the rest, for SPAs signed from 1 January 2027 to 31 December 2030 (Malay Mail, 9 October 2026). It is still a proposal until it is legislated. I explained the timing question in my article on Budget 2027 and your first condo.

A practical checklist for new-launch buyers in KL and Selangor

1. Check the developer's licence and advertising permit on TEDUH

Every housing developer needs a developer's licence from KPKT, and each project needs an advertising and sales permit (APDL) before it can be marketed or sold.

KPKT's TEDUH portal (teduh.kpkt.gov.my) lets you check both for free. On 7 September 2026, KPKT urged buyers to "check before you buy" on TEDUH. According to KPKT, the portal shows:

• the developer's licence and APDL status,
• the project's progress, including whether it has been categorised as late, sick or abandoned,
• the approved selling price for the project, and
• approvals such as extensions of time.

What to do: match the developer's company name, licence number, permit number and validity dates on TEDUH with the brochure, the advertisement and the SPA. The licence may sit with a project company rather than the group's brand name. If something doesn't match, or the permit has expired, stop and ask for an explanation in writing before you pay or sign.

2. Know which law protects you

For residential projects, the Housing Development (Control and Licensing) Act 1966 and its 1989 Regulations require a statutory SPA. This is Schedule G for landed homes and Schedule H for strata homes such as condos. The developer cannot change these terms to your disadvantage.

Under these statutory SPAs:

• Delivery period. Vacant possession is due within 24 months for landed homes and 36 months for strata homes.
• Late delivery. If the developer is late, you can claim liquidated damages of 10% a year of the purchase price, calculated daily.
• Defects. There is a 24-month defect liability period after you take vacant possession. The developer must repair defects reported in writing within 30 days.
• Tribunal. You can take a claim arising from the SPA to the Tribunal for Homebuyer Claims. KPKT says the maximum is RM50,000 per claim, unless you and the developer agree in writing that the Tribunal can hear a larger claim. Claims for late delivery and other SPA claims must be filed within 12 months of the CCC, and defect claims within 12 months of the end of the defect liability period (KPKT, Tribunal for Homebuyer Claims FAQ).

Important: these protections apply to housing developments under the Act. Serviced apartments, SoFo and SoVo units on commercial land are generally sold on non-statutory SPAs, so the delivery period and remedies depend on what your contract says. If you are buying a SoHo, ask your lawyer which form of SPA applies. KPKT says its proposed Real Property Development Act would extend regulation to some commercial developments, but as at October 2026 it was still being drafted (Malay Mail, 31 July 2026; Bernama, 10 August 2026).

3. Understand progress billing and the Housing Development Account

Under Schedules G and H, you pay 10% when you sign the SPA. The rest is paid in stages as construction is completed. Every progress claim must be supported by a certificate signed by the developer's architect or engineer confirming the stage is done. Part of the price is held by the developer's solicitor as stakeholder after handover and released in stages during the defect liability period.

Your payments go into the project's Housing Development Account, which is regulated under the Act. What to do:

• Pay only into the Housing Development Account named in your SPA.
• Keep every architect's certificate and receipt.
• Compare each claim with the progress you can see on site and the progress status on TEDUH.

4. Ask how many units in the project are sold

NAPIC's statistics tell you about the market, not about a particular project. For the project you like, ask:

• How many units are in this phase, and how many have SPAs signed?
• Is this a first launch or a relaunch of an earlier phase?
• What is the expected completion date in the SPA, and is construction on schedule?

A project with healthy sales and visible progress is generally a safer off-plan purchase than one with a long list of unsold units and a slow site.

5. Compare prices with nearby subsale transactions

NAPIC now publishes Open Sales Data on its portal. These are residential, commercial and industrial transaction records you can filter by state, district, mukim, property type and scheme. Use them to see what completed homes nearby have actually sold for, in RM per square foot.

Compare like with like: similar age, size, tenure (freehold or leasehold) and facilities. Also check the approved selling price on TEDUH against the price on your SPA.

6. Look hard at location and infrastructure

Ask about what exists today, not only what is planned:

• Distance to rail stations and highways, and whether toll charges apply to your daily commute
• Schools, clinics and shops already operating
• Flood history of the area
• Nearby land that could be developed later and block your view or add traffic

For planned infrastructure, look for official confirmation and timelines from the relevant agency. A brochure map is not enough.

7. Estimate maintenance charges and the sinking fund

For strata homes, the Strata Management Act 2013 sets the rules. Before the joint management body is formed:

• The developer sets the maintenance charges in proportion to each parcel's share units.
• The sinking fund contribution is 10% of the charges.
• The developer must pay both on unsold parcels.
• No charges can be collected until a maintenance account and a sinking fund account have been opened and you have received vacant possession.

If you think the charges are unreasonable, you can apply to the Commissioner of Buildings for a review. Ask for the estimated charges in writing, and think about how facilities such as pools, gyms and security will affect them in future.

8. Read the SPA and title details with your own lawyer

Check:

• the land title type and land use category (residential or commercial),
• tenure, and any restrictions in interest,
• whether the land is charged to a bank, and
• the expected completion date.

Your own lawyer can explain anything that differs from the statutory form. For a strata home, also ask about the timeline for the strata title.

9. Check your total costs

Beyond the purchase price, budget for:

• legal fees and stamp duty on the loan and the transfer, where not exempt,
• valuation fees,
• maintenance charges and sinking fund deposits,
• utility deposits, and
• renovation.

Agency fees are one cost you may not face. For the new launch projects I market, the buyer pays no agency fee, because the developer pays the agent's commission.

What to watch next

1. NAPIC's full-year 2026 report, which will show whether Selangor's sales performance recovers in H2 2026.
2. Developers' launch plans for 2027. Selangor's planned new supply fell to 6,999 units in H1 2026, while KL's rose to 4,727 (NAPIC).
3. Budget 2027's first-home stamp duty proposal and whether it is legislated as announced.
4. The proposed Real Property Development Act, which KPKT says would extend regulation to some commercial developments.
5. TEDUH updates, especially project progress and any projects flagged as late or sick.

Sources

• NAPIC, Property Market Report H1 2026 (launched 10 September 2026): https://napic.jpph.gov.my/storage/app/media/3-penerbitan/Shahrul/Bahagian%20Pasaran%20Harta%20Tanah/Laporan%20Pasaran%20Harta%20Separuh%20Tahun%20dan%20Jadual/Q2%202026/LAPORAN%20PASARAN%20HARTA%20H1%202026.pdf
• NAPIC, Property Market Status Report H1 2026, including technical notes: https://napic.jpph.gov.my/storage/app/media/3-penerbitan/Shahrul/Bahagian%20Inventori%20Harta%20Tanah/Laporan%20Jadual%20Status%20Harta%20Tanah/Q2%202026/Laporan%20Status%20Harta%20Tanah%20H1%202026.pdf
• NAPIC, press release "Malaysia's Property Market Remains Resilient in the First Half of 2026" (10 September 2026): https://napic.jpph.gov.my/storage/app/media/3-penerbitan/Shahrul/Kenyataan%20Media/Q2%202026/PRESS%20RELEASE%20PROPERTY%20MARKET%20REPORT%20H1%202026.pdf
• NAPIC, Open Sales Data: https://napic2.jpph.gov.my/en/open-sales-data?category=36&id=241
• The Edge Malaysia, "Malaysia flags growing property overhang amid slowing transactions in 1H2026" (10 September 2026): https://theedgemalaysia.com/node/817533
• KPKT, media statement "#TEDUHBersama: Pembeli rumah diseru semak status pemaju dalam Portal TEDUH sebelum beli" (7 September 2026): https://www.kpkt.gov.my/kpkt/resources/user_1/media_akhbar/2026/SM_070926_TEDUHBERSAMA_PEMBELI_RUMAH_DISERU_SEMAK_STATUS_PEMAJU_DALAM_PORTAL_TEDUH_SEBELUM_BELI.pdf
• KPKT TEDUH portal, licence and permit check: https://teduh.kpkt.gov.my/semakan-lesen-permit
• Housing Development (Control and Licensing) Regulations 1989, Schedule H (statutory SPA for subdivided buildings), via the National House Buyers Association: https://hba.org.my/laws/housing_reg/2002/Schedule_H.pdf
• KPKT, Defect Liability Period FAQ (24-month DLP under Schedules G and H): https://dlp.kpkt.gov.my/faq
• Yeo Law Chambers, "Late delivery of vacant possession, defects claim against the developer": https://www.yeolaw.my/late-delivery-of-vacant-possession-defects-claim-against-the-developer/
• KPKT, Soalan Lazim – Tribunal Tuntutan Pembeli Rumah (Tribunal for Homebuyer Claims FAQ): https://www.kpkt.gov.my/index.php/pages/view/292
• Strata Management Act 2013 (Act 757), sections 12 and 13: https://www.ppj.gov.my/storage/7465/Act-757--Strata-Management-Act-2013.pdf
• Malay Mail, "Nga Kor Ming: Draft Real Property Development Act in final stage as part of housing reforms" (31 July 2026): https://www.malaymail.com/news/malaysia/2026/07/31/nga-kor-ming-draft-real-property-development-act-in-final-stage-as-part-of-housing-reforms/229705
• Bernama, "KPKT to draft, amend four housing laws under National Housing Policy 2026-2035" (10 August 2026): https://www.bernama.com/en/news.php?id=2592582
• Malay Mail, "Budget 2027: Stamp duty exemption proposed for first homes up to RM500,000" (9 October 2026): https://www.malaymail.com/news/malaysia/2026/10/09/budget-2027-stamp-duty-exemption-proposed-for-first-homes-up-to-rm500000/238432

About the author

Jessica Leong is a Registered Estate Agent (E3208) with PropNex Realty Sdn Bhd (E (1) 1800/1), KLCC branch. She covers new launch condos in Kuala Lumpur and Petaling Jaya, industrial property in Selangor, bank auction (lelong) properties, and PJ/Selangor offices, shophouses and en-bloc deals.

PropNex Realty Sdn Bhd, A-G-03, Marc Residence, No. 3, Jalan Pinang, 50400 Kuala Lumpur
Office: 03-2161 8608 · Call/WhatsApp: 010-464 6088
Website: klselangorestates.com

This article is general information based on public sources as at 24 October 2026. It is not legal, tax or financial advice. NAPIC's H1 2026 figures are preliminary and may be revised, and Budget 2027 measures are proposals until legislated. Please consult your own lawyer, banker and tax adviser before buying.