Affordable Areas To Rent In KL Near Public Transport

Rents counted from October to November 2026

In six KL areas with train stations, a three-bedroom condominium has a median (middle) asking rent of RM1,575 to RM2,200 a month. In Mont Kiara, it's RM3,340, so you could save RM1,140 to RM1,765 a month. From the station serving each area, KLCC is 17 to 25 minutes away by LRT or MRT. The six areas are Bukit Jalil, Kepong, Desa Petaling, Cheras, Setapak, and Sentul. Flats in Desa Petaling and Cheras start from RM650 a month.

Rents And Train Lines In Six Areas

Rent ranges cover most Mudah listings the RinggitPlus team counted in October and November 2026, with a few unusually high or low listings left out. They include condominiums, apartments, and flats of all sizes. The median asking rent is the middle price of the three-bedroom condominium listings on the first few pages of Mudah results. Half the listings cost more and half cost less. Kepong condominium rents also include iProperty listings. To judge a rent against your pay, read what percentage of your salary should go to rent. The Kepong rent for older apartments and flats uses three-bedroom listings. The Mont Kiara rent is worked out the same way.

To see what's listed now, search each area by name and filter by price, furnishing level, and unit size.

• Bukit Jalil on Mudah
• Kepong on Mudah or iProperty
• Desa Petaling on Mudah
• Cheras on Mudah
• Setapak on Mudah
• Sentul on Mudah

Train Times To KL Sentral And KLCC

Times include any change of train and leave out walking and waiting. They're rounded and will vary by train. Times come from Google Maps for a weekday 8am trip and from the KTM and ERL timetables. For Bukit Jalil, Kepong, Desa Petaling, and Cheras, KLCC means Persiaran KLCC MRT station, about 700m from the towers. For Setapak and Sentul, it means KLCC LRT station, which links to Suria KLCC by an underground walkway. The stations used are Bukit Jalil, Kepong Sentral, Metro Prima, Bandar Tasik Selatan, Taman Connaught, Wangsa Maju, Sentul, and Sentul Timur.

Which Area Fits You

• For the lowest median rent, look at Desa Petaling at RM1,575.
• For the cheapest flats, look at Desa Petaling and Cheras, which start from RM650.
• For a train to KLCC with no change, look at Setapak and Kepong, which both take 17 minutes.
• For a train to KL Sentral with no change, look at Setapak, Kepong, Sentul, and Desa Petaling.

What Your Commute Adds To The Rent

Add your commute to the rent before you set your monthly budget. Most highways in and around KL charge tolls, so if you drive, a daily trip adds tolls, petrol, and parking on top of the rent. Add up the cost of one round trip and multiply it by 22 working days.

If you take the train, the My50 monthly pass gives Malaysians unlimited rides on Rapid KL trains and buses for RM50. A Desa Petaling renter paying the RM1,575 median asking rent spends RM1,625 a month with My50. My50 doesn't cover KTM Komuter, so a Kepong renter who rides the Komuter pays per trip.

Non-citizens can buy the Rapid Bulanan (monthly) pass for RM150 a month. Our piece on Rapid KL pass prices covers My50 and Rapid Bulanan, and our Budget 2027 piece covers the new MyKomuter50 pass for Komuter riders.

DOSM's 2024 index of basic living costs shows that Petaling costs more than Kuala Lumpur for every household size. Petaling Jaya and Subang Jaya are both in Petaling. A move there may lower your rent but not your living costs. Our guide to which Malaysian state is the cheapest to live in has the full comparison.

Bukit Jalil

Most condominiums in Bukit Jalil rent for RM1,000 to RM2,800 a month, depending on size and furnishing. Older condominiums such as Kinrara Mas and Akasia list three-bedroom units at RM1,500 and RM1,800 on Mudah. Serviced residences next to Pavilion Bukit Jalil, such as The Park 2 and The Park Sky Residence, rent for RM3,000 to RM6,600.

Bukit Jalil station is on the LRT Sri Petaling Line. The line runs from Putra Heights in the south to Sentul Timur in the north. It doesn't go to KL Sentral, so you have two options:

• Change to the Kelana Jaya Line at Masjid Jamek.
• Change at Bandar Tasik Selatan, two stops closer to the city, to KTM Komuter or ERL KLIA Transit.

For Persiaran KLCC, ride one stop to Sungai Besi and change to the MRT Putrajaya Line.

Expect crowds at the station and on the roads after concerts and matches at Bukit Jalil National Stadium.

Kepong

Older apartments in Kepong rent for RM900 to RM1,500 a month and condominiums for RM1,250 to RM2,500. The cheaper listings are in the older sections of Taman Kepong and Kepong Baru. Condominiums such as Trinity Lemanja, near the MRT and AEON mall, and The Henge, near Kiara Bay, list three-bedroom units from RM1,650 to RM2,500.

Kepong has two train options. KTM Komuter runs from Kepong Sentral to KL Sentral on the Port Klang Line. The MRT Putrajaya Line runs from Metro Prima through Kepong Baru and Jinjang to Titiwangsa and Persiaran KLCC with no change.

Desa Petaling

Basic flats and older apartments in Desa Petaling rent for RM650 to RM1,000 a month and condominiums for RM1,200 to RM1,800.

Desa Petaling is served by Bandar Tasik Selatan, which has three rail lines. The LRT Sri Petaling Line, KTM Komuter, and ERL KLIA Transit each have their own station, and walkways link the three. The Terminal Bersepadu Selatan (TBS) long-distance bus terminal connects to the same interchange by footbridge. Some parts of Desa Petaling are a long walk from the station, so check the walk before you sign. TheT587 feeder bus loops from Desa Petaling (Utara) to MRT Kuchai station on the Putrajaya Line.

ERL KLIA Transit gets you from Bandar Tasik Selatan to KL Sentral fastest. My50 doesn't cover it, so you pay per trip. KTM Komuter also runs to KL Sentral. For Persiaran KLCC, ride the Sri Petaling Line one stop to Sungai Besi and change to the MRT Putrajaya Line.

If you're looking at the cheaper, older flats, visit in person and check the common areas, lifts, water pressure, and whether rubbish is collected. Water stains on corridor ceilings and lifts that keep breaking down are signs a building isn't well maintained.

Cheras

Cheras is a large area, so check which station is closest before you shortlist a building. Flats in Taman Bukit Segar and Cheras Ria are listed at RM650 to RM850 a month. Condominiums such as Bayu Tasik, The Holmes, and Putra Suria list three-bedroom units at RM1,450 to RM2,300.

The MRT Kajang Line stops at Maluri, Taman Pertama, Taman Midah, Taman Mutiara, and Taman Connaught. The LRT Sri Petaling Line stops at Bandar Tun Razak, Salak Selatan, and Cheras.

The Kajang Line doesn't stop at KL Sentral. You can get off at Muzium Negara and walk through thecovered 240-metre linkway to KL Sentral. You tap out at Muzium Negara and tap in again at KL Sentral. Or change at Pasar Seni for the LRT Kelana Jaya Line.

To reach Persiaran KLCC, change from the Kajang Line to the Putrajaya Line at Tun Razak Exchange.

Setapak

Flats in Setapak, such as Flat Danau Kota and PPR Air Panas, are listed at RM850 to RM1,100 a month. Condominiums such as Flora Residency, Merdu Residensi, and Prima Setapak 2 list three-bedroom units at RM1,700 to RM2,200.

Setapak has the LRT Kelana Jaya Line at Taman Melati, Wangsa Maju, and Sri Rampai. The line runs to KL Sentral and KLCC with no changes.

Sentul

Older condominiums in Sentul, such as Sri Suajaya, list three bedrooms at RM1,200 to RM1,300 a month, and Sky Awani lists at RM1,300 to RM2,300. Newer units in Sentul East, such as The Tamarind and The Saffron, list at RM2,300 to RM2,500.

Sentul has the LRT Sri Petaling Line at Sentul and Sentul Timur, and KTM Komuter at Sentul. The LRT goes to Masjid Jamek, where you change to the Kelana Jaya Line for KL Sentral and KLCC. KTM Komuter runs direct from Sentul to KL Sentral.

Before You Sign

The Weekday Morning Trip

Trains and stations are crowded at 8am on weekdays. Ride your route then before you sign.

Bills On Top Of The Rent

Ask the current tenant what they pay each month. If you can't reach the tenant, the agent can tell you. Find out about these costs:

• Water
• Electricity
• Internet
• Indah Water (the sewerage charge)
• Any parking bay fee
• What's included in the rent

The Clauses To Check

Malaysia has no dedicated tenancy law for homes, so your tenancy agreement sets most of the terms. Our news piece on the Residential Tenancy Bill explains the proposed law. If your tenancy has ended and you're still living in the home, the landlord can't take it back by force, such as changing the locks. Section 7(2) of the Specific Relief Act 1950 says the landlord must go to court.

Check these clauses in the agreement:

• The notice period for leaving
• What you forfeit if you leave early
• How many days the landlord has to return the deposit after you leave
• Who pays for minor repairs, and whether there's a ringgit limit for each repair
• The rules on subletting (renting the unit, or a room in it, to someone else)
• Whether the landlord can enter without giving you notice first

If a clause is unclear, ask the landlord to spell it out in writing before you sign.

Deposits And Stamp Duty

Your tenancy agreement sets the deposits. A common setup in Malaysia is written as 2 + 1 + ½. That's a security deposit of two months' rent, one month's rent in advance, and a utility deposit of half a month's rent. The security deposit covers unpaid rent or damage to the unit, and the utility deposit covers unpaid water, electricity, and other bills. The amounts below use the RM1,575 Desa Petaling median asking rent.

Together, that's RM5,512.50, plus RM76 in stamp duty. The deposits are the only payments you get back, and only if you pay your bills and leave the unit in good condition. Stamp duty is a tax, so you don't get it back. Check what your agreement says the landlord can deduct from the security deposit, and whether it mentions fair wear and tear. Take photos and a short video of the unit on move-in day with the date visible.

The tenancy agreement must also be stamped within 30 days of signing. Stamping means paying stamp duty to LHDN. An agreement that isn't stamped can't be used as evidence in court if you and the landlord have a dispute. Duty on a tenancy of up to one year is RM1 for every RM250 of yearly rent, or part of it. On RM1,575 a month, that's RM76 (LHDN's stamp duty guideline). A tenancy of more than one year and up to three years pays RM3 for every RM250, which is RM228.

Agent, Agreement, And Tax Fees

Ask about each fee below before you sign, and ask who pays it. Get each amount in writing and keep every receipt.

On the RM1,575 rent, the deposits and stamp duty come to RM5,588.50. If you pay the RM540 agreement fee (RM500 plus RM40 service tax), you need RM6,128.50 before you get your keys.

The fee scale sets the agent's fee at 1.25 months. The agreement fee follows the Solicitors' Remuneration Order 2023,as reported by iProperty. Service tax applies to estate agent and legal services, according to PwC's Malaysian Tax Booklet. The rate is in the Customs Service Tax (Rate of Tax) (Amendment) Order 2024.

Thinking About Buying Instead

In the RinggitPlus team's Mudah sample, the median asking price in Bukit Jalil is RM347 per square foot. For example, a 900-square-foot unit is RM312,300. With a 10% down payment of RM31,230, a 30-year loan of RM281,070 at 4.5% costs RM1,424 a month. The median rent for a three-bedroom condominium in Bukit Jalil is RM2,200, and a three-bedroom unit may be bigger than 900 square feet.

We used 4.5%, the median advertised rate on our home loan comparison page. Your own rate may be higher, and the home loan calculator runs the sum with your price and rate. The RM1,424 leaves out maintenance fees, other costs of owning, and the fees below. Banks also check your debt service ratio, which our guide to DSR explains. If you're under 55, you may be able to use EPF Akaun Sejahtera savings to buy a home from a developer. Check the conditions on EPF's housing withdrawal page.

Fees When You Buy

The transfer is when ownership of the home moves to your name. The sale and purchase agreement is the contract you sign with the seller. Ask your lawyer for a written quote of these fees, and of any other costs the lawyer pays for you.

Stamp duty, both lawyer fees, and service tax come to RM14,662, or 4.7% of the price. That's on top of the RM31,230 down payment, and you don't get any of it back. These rates are for Malaysian citizens and permanent residents. Other buyers pay 8% transfer duty on residential property, which is RM24,984 in the example.

A first home priced up to RM500,000 may be exempt from stamp duty on both the transfer and the loan agreement. The conditions include never having owned a residential property, and the loan exemption is for Malaysian citizens (Malaysian Bar circular). If you qualify, the exemption removes RM6,651.35 from the total in the example.

LHDN's stamp duty guideline sets transfer duty at 1% on the first RM100,000 and 2% up to RM500,000. It's 3% up to RM1 million and 4% above that. Loan agreement duty is 0.5% of the loan, according to law firm Halim Hong & Quek. Lawyer fees follow the Solicitors' Remuneration Order 2023, as reported by Business Today. The scale is 1.25% of the price up to RM500,000, with a RM500 minimum, then 1% on the rest. The loan agreement is charged separately on the same scale. Homes bought directly from a developer pay less. The agent fee for a sale follows BOVAEP's fee scale.

Frequently Asked Questions

Can foreigners rent in KL?

Yes, if you have a valid pass. Examples include an Employment Pass,Dependant Pass, student pass, or Malaysia My Second Home (MM2H) pass. Most landlords will ask to see it. The Immigration Act 1959/63 makes it an offence to let an illegal immigrant stay at a property. Check the expiry date on your pass before you choose the tenancy length. If it ends sooner, ask the landlord for a shorter tenancy or a clause that lets you leave early.

Which of these areas is best if I work in KLCC?

Setapak and Kepong are the only two areas where you don't change trains to reach KLCC. Both take 17 minutes, and Setapak's median rent is lower at RM1,700 compared to RM1,775 in Kepong. Kepong's trip ends at Persiaran KLCC station, about 700m from the towers. Setapak ends at KLCC LRT station, which links to Suria KLCC by an underground walkway. The train timetable above covers every area. Before you shortlist a building, time the walk from its nearest station, and the walk from the KLCC station to your office.

How do I find a legitimate agent?

Use a listings site such as Mudah, PropertyGuru, or iProperty. Only deal with agents who are registered with the Board of Valuers, Appraisers, Estate Agents and Property Managers Malaysia (BOVAEP). The Valuers, Appraisers, Estate Agents and Property Managers Act 1981 says only registered estate agents can work as estate agents. Owners can rent out their own property. If you're dealing with an agent, ask for their REN (Real Estate Negotiator) number and check it on BOVAEP's registrant search page. Be careful of anyone who asks for a deposit before you've viewed the property in person. If someone does, say you'll pay after you've seen the unit and read the agreement.

If you're dealing with the owner, ask to see a document with their name and the unit's address. Examples are the assessment tax bill, thequit rent bill (a yearly land tax), or the sale and purchase agreement. Match the name on it to the owner's IC.

If a listing looks unusually cheap or the landlord insists on a bank transfer before you've signed anything, that's a warning sign. Stop and check who you're dealing with first.

Do I pay the agent a fee?

The agent's fee is paid by the person who hires the agent. Under Rule 89 of the Valuers, Appraisers and Estate Agents Rules 1986, a registered agent can only charge the person who appoints them. The agent can't charge more than one party in the same transaction. If the landlord hired the agent, you shouldn't be asked to pay.

If an agent asks you for a fee, ask these questions:

• Who appointed you, and who is paying your fee?
• Can you show me in writing that I agreed to pay it?
• Which part of BOVAEP's fee scale does this amount come from?

Ask the same questions about any "disbursement fee" or "administration fee". The fee scale lets agents claim costs such as advertising only if their client agreed first. Get the answers in writing before you pay. If they don't add up, don't pay, and you can report the agent to BOVAEP.

BOVAEP's fee scale shows the most a registered agent can charge for a whole tenancy. For a tenancy of up to three years, that's 1.25 months' rent in total, not 1.25 months for every year. The scale also sets a minimum fee of one month's rent. For a tenancy shorter than a year, the agent can charge in proportion to the months. The scale doesn't cover serviced apartments.

Is it better to rent a furnished or unfurnished unit?

Furnished units cost more per month but save you from buying furniture upfront. Unfurnished units have lower rent, but you need to buy appliances, beds, and basic fittings. If you plan to stay for two or more years and already own some furniture, unfurnished can work out cheaper overall. To check, add up what you'd spend on furniture and divide it by the months you plan to stay. Then compare that monthly cost with the extra rent for a furnished unit.

If you're new to KL, moving frequently, or on a short contract, a fully furnished unit is easier. If you choose furnished, ask for a list that records each item and its condition, and sign it with the landlord. Partially furnished units (air-conditioning units, a water heater, and sometimes a fridge) are a common middle ground in older buildings.

Can I negotiate the rent?

Yes, you can ask. Start by checking what similar units in the same building list for on Mudah. If yours costs more, show the landlord those listings and ask for a lower rent. A unit that has been vacant for more than a month gives you more room to bargain. One thing you could ask for is one month's free rent instead of a lower monthly rent. You could also ask the landlord to cover minor repairs or replace an old appliance before you move in. Offering a longer tenancy, such as two years instead of one, can also help.