A renter's guide for foreigners
Moving to Kuala Lumpur, made simple.
What we wish someone had told us before renting here: how deposits work, what a month really costs, and what to check before you pay anything.
Your first 30 days
From landing to at home.
Before you fly
- Shortlist homes by the commute to your office
- Ask the agent for a live video walkthrough
- Never pay a deposit for a unit you haven't seen, in person or on video
- Book a short serviced stay if you'd rather choose on the ground
Your first week
- View homes at the hour you'd actually commute
- Read the tenancy agreement in full before you sign
- Pay by bank transfer to a named account, and keep the receipt
- Photograph every room at handover, against the inventory list
Weeks two to four
- Get a Touch 'n Go card for trains, tolls and parking
- Sign up for fibre with Unifi, Maxis or TIME
- Open a local bank account for monthly rent
- Register with a clinic near home
How renting works
Renting in Malaysia, explained.
Deposits
Usually two months' rent as a security deposit, plus half a month for utilities. Both are returned when you move out, less any deductions the landlord can show.
How deposits workStamp duty
The tenant usually pays to stamp the agreement online with LHDN, within 30 days of signing. Since 2025 it's charged on the whole annual rent: on a one-year lease at RM3,000 a month that's RM144, plus RM10 for your copy. Leases over a year cost three times as much per ringgit.
Work out yoursAgent fees
In Malaysia the landlord normally pays the agent's commission. Tenants usually pay nothing, so ask if a fee comes up.
Furnishing
“Partly furnished” often means only a kitchen, wardrobes and air-conditioning. If you need more, look for “fully furnished” on the listing.
Diplomatic clause
Lets you end a lease early if your employer moves you out of Malaysia, usually after the first year with two months' notice.
What to check before you signUtilities
Included in most serviced residences. In condominiums you usually pay electricity and water yourself, often on the landlord's existing accounts.
What you'll need
- Passport, with at least 12 months' validity
- Work pass, or your employment offer letter
- Employment letter, or 3 months of payslips
- The deposit, usually by bank transfer
Requirements vary by owner. The agent on the listing will tell you exactly what they need.
Cost of living
What a month really costs.
Typical monthly spend for one person or a couple, based on the homes on Trainside. Shown in MYR.
Budget
Studios, rooms and simpler flats, mostly a few stops out
- Estimated monthly rent, fromRM900
- Electricity & waterRM150
- Fibre internetRM100
- Rail fares on Touch 'n GoRM150
- Groceries & eating outRM1,200
Mid-range
One- to three-bedroom condos with a pool and gym
- Estimated monthly rent, fromRM2,500
- Electricity & waterRM300
- Fibre internetRM130
- Rail plus the odd Grab rideRM250
- Groceries & eating outRM2,000
Premium
Central addresses and family-sized homes
- Estimated monthly rent, fromRM4,500
- Electricity & waterRM500
- Fibre internetRM150
- Grab rides and weekend car hireRM500
- Groceries & eating outRM3,500
Questions
Asked by almost everyone.
No. Trainside is an independent guide. We compare homes by the walk to the train, the commute and the move-in costs. When you find one you like, we link you to its live listings on PropertyGuru, where you contact the agent or owner directly.
Often, yes. Many agents offer a live video walkthrough and digital signing. Only pay a deposit once you're confident both the unit and the agent are genuine.
See the unit, in person or on a live video call, before paying anything. Be wary of rents far below similar units in the same building, and only pay a named bank account that gives you a receipt.
Not usually to sign. Most people pay the deposit by transfer and open a local account in their first few weeks for the monthly rent.
Damansara Heights, TTDI and Bangsar are close to the international schools, have larger homes and are on the rail. Mont Kiara is popular too, but has no station within walking distance, so you'll rely on a car or Grab. The neighbourhood guides compare commute times for each.
Yes, if you choose your home by the train. Live within a ten-minute walk of an LRT or MRT station and work near one, and you can get by with the train and the odd Grab ride. Some popular areas, such as Mont Kiara and Desa ParkCity, are hard to live in without a car.
Areas a few stops out on the same lines, such as Wangsa Maju and Setiawangsa on the Kelana Jaya Line, Cheras on the Kajang Line MRT, or Sentul, Kepong and Serdang on the Putrajaya Line. Rents are often half those in KLCC, and KLCC or TRX is usually 15 to 35 minutes away by train. Places served only by KTM Komuter, such as Old Klang Road, can be cheaper still, but the trains are infrequent until the line's upgrade finishes at the end of 2026.