Best Property Portals for Renting in Malaysia

Reviewed 2026-10-31. General independent information; check current official immigration, financial and medical guidance before acting.

Expert take — Cost of Asia editorial team Since 1 January 2026, Malaysian tenancy agreements are stamped through e-Duti Setem on LHDN's MyTax portal under self-assessment, and the tenant is legally liable for the duty on the main agreement. Stamp within 30 days of signing, because late stamping carries penalties and an unstamped agreement may not be admissible in court. Before you sign, agree in writing who files, and make sure you have the tax ID number (TIN) the system asks for.

Renting in Malaysia is mostly done through online portals and the agents who post on them. This page is for anyone looking for a condo, house or room in Kuala Lumpur, Penang or elsewhere, and wondering which sites are worth checking.

The main trade-off: the big portals have the most stock but many duplicate agent listings, while smaller platforms offer room rentals or lower move-in costs on a narrower selection.

At a glance

How we chose

• Breadth of rental listings for expats (condos, houses, rooms)
• Who posts: agents, owners or the platform itself
• Move-in costs and any protection the platform offers
• Independence: which portals share an owner

Checked on 31 October 2026.

1. PropertyGuru — best for the largest choice of condos and houses

PropertyGuru is the default starting point for most renters, with residential listings for sale and rent across Malaysia and a mobile app. Online Marketplaces reported in December 2022 that it had completed its acquisition of iProperty Malaysia, so the two portals sit in one group.

Expect the same unit to appear under several agents. Members of an Expat.com Kuala Lumpur thread suggest using those duplicates to compare asking prices and negotiate.

2. iProperty — best for a second view of the same market

iProperty has focused on Malaysia since 2007 and lists new developments, resale homes and rentals, with loan calculators and an agent directory. Because it shares an owner with PropertyGuru, many listings overlap. It is still worth a search, as some agents post on only one.

3. EdgeProp — best for cross-checking with an independent portal

EdgeProp has rental sections for Kuala Lumpur, Penang, Johor and other states, and says its app holds more than 200,000 sale and rent listings. Its renting guides also explain deposits and the new stamping system in plain terms. Use it to check whether a rent you see elsewhere is in line with the area.

4. Mudah.my — best for direct owners and rooms

Mudah.my is a general classifieds site with houses, apartments and rooms. A 2026 roundup on Newswav lists it first for room rentals. You are more likely to deal directly with an owner, which can mean a better price but a less standard contract. One Expat.com member advised extra care with landlord-drafted agreements.

5. Speedhome — best for lower move-in cash

Speedhome's Zero Deposit listings replace the usual two-month cash security deposit with what it calls a managed rental-risk system, not a financial guarantee. It says move-in cost then falls to about one month's advance rent plus stamp duty. Only listings with the Zero Deposit badge qualify, and Speedhome doesn't publish a fee schedule for this on the page we reviewed.

6. iBilik — best for renting a single room

iBilik, run by iBilik Tech Sdn Bhd in Klang, focuses on rooms, homestays and short-term rentals. It suits a first month while you view condos in person.

What to check before you decide

• Deposits: EdgeProp describes two months' security plus half a month's utility deposit as usual; Speedhome's guide puts the utility deposit at one month. Both are conventions, not law, so read the agreement.
• Advance rent: StashAway's guide adds one month's advance rent to the usual move-in stack.
• Stamp duty: EdgeProp's 2026 example for a one-year lease is annual rent divided by 250, rounded up, times RM1. At RM1,500 a month, that comes to RM72.
• Legal fees: if a lawyer drafts the agreement, the Solicitors' Remuneration Order 2023 sets 30% of monthly rent (minimum RM500) for rents up to RM10,000, per StashAway.
• Extras: ask about service charges, parking and utility transfer costs, which Speedhome says are often left out of the rent.
• Inventory: sign an itemized inventory with time-stamped photos at handover.

FAQ

What is the best website to rent in Malaysia?

For choice, start with PropertyGuru, then cross-check on EdgeProp and Mudah.my. If upfront cash is the problem, filter for Speedhome's Zero Deposit listings.

Does the tenant pay agent commission in Malaysia?

Expat.com forum members say the landlord usually pays the agent, but check before viewing. The tenant usually pays stamp duty, and is legally liable for it.

How much money do I need to move into a rental in Malaysia?

Commonly one month's advance rent, two months' security deposit and a half to one month's utility deposit, plus stamp duty. That is roughly 3.5 to 4 months' rent before furniture or setup costs.

Related guides

• Malaysia cost of living
• Housing services
• Best areas to live in Kuala Lumpur
• Best areas to live in Penang
• Budget calculator