What is NAPIC Malaysia? The property data explained

What is NAPIC Malaysia?

NAPIC is the National Property Information Centre — in Malay, Pusat Maklumat Harta Tanah Negara. It is the government body that collects and publishes Malaysia's property market data.

It is not a separate agency. NAPIC was set up and is run by the Valuation and Property Services Department, or Jabatan Penilaian dan Perkhidmatan Harta (JPPH), under the Ministry of Finance. It started work nationwide on 1 October 1999 and operates from Putrajaya.

Its job is straightforward: keep a national property database, and give the government, developers, banks and the public a single trusted read on supply, demand and prices. When you see a news headline about house prices, overhang or unsold stock in Malaysia, the numbers almost always trace back to NAPIC.

Where NAPIC's numbers come from

This is the part that matters to a buyer.

NAPIC's transaction records come from property transfers that pass through JPPH for stamp duty assessment. In other words, they are completed deals with money that changed hands — not advertisements, not agent estimates, not a seller's hope.

That is why the data is treated as the strongest starting point for a price check. A listing tells you what someone wants. A transaction record tells you what someone paid.

What NAPIC publishes

NAPIC's portal splits into four families of published reports:

• Property Market — the Property Market Report, covering transaction volume and value by state, district and property type.
• Property Inventory — existing stock, incoming supply and planned supply.
• Property Status — completions, starts and unsold units, including the overhang figures that make the news.
• Property Price and Rental Index — the Malaysian House Price Index (MHPI), published quarterly and covering all 14 states.

Alongside those, NAPIC offers two ways to get at the underlying numbers:

• Open Sales Data — a free, downloadable file of residential, commercial and industrial property transactions.
• e-Data — a paid service for unpublished or more detailed data. Fees are worked out from what your search returns and paid online. Note that a month's transaction data is not on sale until the 15th of the following month.

The reports are excellent if you want the national picture. They are close to useless if you want to know what the unit two floors below you sold for.

The catch: the raw file is a spreadsheet, not a search

The open transaction data is genuinely open, and that is a good thing. But it arrives as a flat data file, and a flat data file is not a research tool.

One row gives you roughly this: the district, the mukim, the scheme or area name, the road, the property type, the tenure, the land area and main floor area, the month of the transaction, and the price.

Now try to answer a normal question with it — is RM650,000 fair for this 1,100 sq ft condo in Cheras? You would have to:

• Find the right rows. Filter by state, district, mukim, then the scheme name, which arrives in capitals and does not always match the name on the signboard.
• Fix the units. Areas come in square metres in places and square feet in others, and land area is not built-up area.
• Work out psf yourself. The file gives you a price and an area. The division is your problem.
• Compute a median. One row is an anecdote. You need the middle price across comparable sales, and a spreadsheet will not group them for you.
• Do it again next quarter. Every new release is another file to merge.

Most people open it once, scroll, and close it.

How List.my reads the same data for you

List.my takes the same NAPIC transaction records and does that work in advance.

Right now that is 509,587 recorded subsale transactions across 37,228 Malaysian areas, covering January 2021 to June 2026, free to browse. Here is what we do to the raw rows:

• Sort them into a proper hierarchy. State, district, mukim, area, then road — so you drill down to the taman instead of guessing at a mukim code. Start at subsale transactions.
• Normalise the names. The same taman is spelled several ways across releases. We merge them so one search finds all of it.
• Convert and compute. Square metres become square feet, and psf is worked out on both floor area and land area. We explain which size we use in how List.my chooses transaction size.
• Group property types. A serviced apartment, a condominium and a flat are different markets, so we keep them apart rather than averaging them together.
• Show the median, not the average. The middle price is far harder to distort than the mean. Here is why we use the median.
• Track it over time. Quarterly updates show volume and median movement by state, district and mukim.
• Put it on a map. The price map shades median prices by area and the heat map shows where transactions are actually happening.
• Give you a starting range. The property valuation tool reads comparable transactions and returns an indicative range — a research aid, not a formal valuation.

Same source. Different amount of work for you.

What NAPIC data cannot tell you

Be honest about the limits, because they affect how you use the numbers.

• No condition or renovation. Two identical units on the same floor can trade RM80,000 apart because one was renovated. The data cannot see that.
• No view, no aspect, no noise. Corner lot, facing the highway, west sun — none of it is recorded.
• No individual address. You get the scheme and the road, not the house number or unit number.
• A lag. A deal has to be transferred, stamped and processed before it appears. Expect the newest published quarter to be a few months old.
• Unusual deals are still in there. A transfer between family members, or a rushed sale, sits in the file looking like any other transaction. This is exactly why you read the pattern rather than one row.

For a loan application, an estate matter or anything binding, the transaction data is background reading. The valuation itself comes from a registered valuer or the bank's own process.

NAPIC or List.my: which one do you need?

Go straight to NAPIC when you want the national or state-level picture — overhang figures, incoming supply, the house price index, or a report you can cite. Visit the NAPIC portal for those.

Use List.my when you have a specific property in front of you and a price you are not sure about. That is a comparables question, and it needs search, filters and medians rather than a PDF.

Most buyers need the second one. Find the area, pull the recent sales for the same property type and a similar size, read a handful of them, and then decide whether the asking price makes sense. If you want the full method, read how to check a property's market value in Malaysia.

For anything that looks wrong in a record, tell us through the contact form — we check it against the source. More on that in how to report a data correction.