Singapore vs. Malaysia: Which is the better luxury property investment?

Branded residences are booming in Southeast Asia — but how do Singapore and Kuala Lumpur stack up in terms of capital growth, rental yield and lifestyle?
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By Khalil Adis

The city skyline of Singapore and Kuala Lumpur. Photo: Stacey Koenitz (left) and Yulia (right) from Pexels.

From the Four Seasons to Banyan Tree, branded residences have become a hallmark of ultra-luxury living in Southeast Asia.

Positioned at the top of the property ladder, they offer discerning investors more than just a prestigious address — they promise elevated service, strong capital appreciation, and exclusive lifestyle privileges.

As someone who has lived and worked in both the Singapore and Malaysian property markets, I have had a front-row seat to this evolving landscape.

In this piece, we will compare two major cities and their standout branded residences:
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• The Ritz-Carlton Residences in Singapore vs. Kuala Lumpur (KL)
• St. Regis Residences in Singapore vs. Kuala Lumpur

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Capital appreciation
Let's begin with what most investors want to know first: capital growth.

Here's how branded residences have performed in each market.

The Ritz-Carlton Residences Singapore

I recall writing about The Ritz-Carlton Residences Singapore when it was first launched sometime in 2012.

According to data from the Urban Redevelopment Authority (URA), nine units were transacted at an average price of $3,968 per sq ft in 2021.

Meanwhile, two units were transacted at an average price of $5,397 per sq ft in 2024.

This represents a capital appreciation of 36.01 per cent in three years.

In terms of sales, data from Propnex Investment Suite showed that since 2015, there were 38 transactions at an average quantum price of $11,305,264 or $3,664 per sq ft.

The Ritz-Carlton Residences Kuala Lumpur

Over in Malaysia, four units of The Ritz-Carlton Residences Kuala Lumpur were transacted at an average price of RM2,905.41 per sq ft in 2023, according to data from Brickz.

Meanwhile, eight units were transacted at an average price of RM3,023.64 per sq ft in 2024.

This represents a capital appreciation of 4.07 per cent in one year.

In terms of sales, data from Brickz showed that since 2013, there were 13 transactions at an average quantum price of RM3,911,940 or RM2,360 per sq ft,

The St Regis Residences Singapore

According to data from the URA, 15 units were transacted at an average price of $2,490.20 per sq ft in 2021.

Meanwhile, 14 units were transacted at an average price of $2,476.92 per sq ft in 2024.

This represents a capital appreciation of 0.53 per cent in 3 years.

In terms of sales, data from Propnex Investment Suite showed that since 2015, there were 83 transactions at an average quantum price of $6,609,373 or $2,405 per sq ft.

The St Regis The Residences @ KL Sentral ​

According to data from Brickz, four units were transacted at an average price of RM2,269.50 per sq ft in 2023.

Meanwhile, one unit was transacted at an average price of RM2,074 per sq ft in 2024.

This represents a capital depreciation of 8.61 per cent in 1 year.

Profitability

Profitability data gives us deeper insight beyond surface prices.

Here's how each development has fared in resale gains (where available):

The Ritz-Carlton Residences Singapore

Data from Propnex Investment Suite showed that since 2015, there have been three profitable transactions at an average price of $3,873,333 or $1,267 per sq ft.

There were five unprofitable transactions at an average price of -$2,846,020 or - $967 per sq ft.

On the overall, 37.5 per cent of the units had made a profit.

In terms of distribution, three 4-bedroom units (37.5 per cent) made a profit while three 3-bedroom units (37.5 per cent) and two 4-bedroom units (25 per cent) were unprofitable.

The Ritz-Carlton Residences Kuala Lumpur

Unfortunately, data on profitability is not available in Malaysia.

The St Regis Residences Singapore

Data from Propnex Investment Suite showed that since 2006, there were 29 profitable transactions at an average price of $673,302 or $1,267 per sq ft.

There were 47 unprofitable transactions at an average price of -$1,011,200 or - $414 per sq ft.

On the overall, 52.94 per cent of the units had made a profit.

In terms of distribution, 23 4-bedroom units (30.26 per cent) and six 3-bedroom units (7.89 per cent) made a profit while 33 4-bedroom units (43.42 per cent)  and 14 3-bedroom units (18.42 per cent) were unprofitable.

The St Regis The Residences @ KL Sentral
Unfortunately, data on profitability is not available in Malaysia.

​Rental yields
Beyond capital gains, rental income is a key factor—especially for investors eyeing passive income.

The Ritz-Carlton Residences Singapore
​Average rental

Data from the URA showed that there were 9 rental contracts in 2024 with an average monthly rental of $21,777.78.

Additionally, data from Propnex Investment Suite showed that there were 13 rental contracts in the past two years at average monthly rental of $22,692.

Yield

With an average purchase price of $16,500,000 in 2024, this translates to a gross rental yield of 1.65 per cent.

Unit types with the highest returns

Source: Propnex Investment Suite.

The Ritz-Carlton Residences Kuala Lumpur
Average rental
There were six listings with an average asking price of RM12,783.17 per month on iproperty.com.my.

Yield
With an average purchase price of RM5,837,500 in 2024, this translates to a gross rental yield of 2.63 per cent.

The St Regis Residences Singapore
Average rental

Data from the URA showed that there were 39 rental contracts in 2024 with an average monthly rental of $16,085.

Additionally, data from Propnex Investment Suite showed that there 92 rental contracts in the past 2 years at average monthly rental of $15,424.

Yield
With an average purchase price of $6,082,571 in 2024, this translates to a gross rental yield of 3.17 per cent.

Unit types with the highest returns

Source: Propnex Investment Suite.

The St Regis The Residences @ KL Sentral
Average rental
Over in Kuala Lumpur, there were six listings with an average asking price of RM12,783.17 per month on iproperty.com.my.

Yield
With an average purchase price of RM3,712,500 in 2024, this translates to a gross rental yield of 2.63 per cent.

Investment & tax considerations
​Property tax structures and buying regulations vary greatly between the two countries—knowing this upfront can save you thousands.

Source: IRAS & LHDN.

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More on BSD & ABSD: BSD ABSD
Malaysia RPGT Guide: RPGT Rates – LHDN

How do they fare during a recession?

Photo by AlphaTradeZone courtesy of Pexels.

How do luxury properties perform when the market turns?

During the global financial crisis, both cities were impacted — but the pace of recovery was different.

Generally, the high-end property segment tends to be especially volatile during a recession and will be the first to be affected.

This is because they are mostly dominated by foreign investors.

For example, during the global financial crisis in 2008, prices of resale prime properties in Singapore and Kuala Lumpur plunged by around 30 per cent.

I know this as I was reporting on the ground shuttling between Singapore and Kuala Lumpur.

Singapore

Data from URA concurred with this.

It showed that from the second quarter of 2008 (131.2) to the first quarter of 2009 (100), the Private Property Index (PPI) for non-landed properties in the Core Central Region (CCR) declined by 31.2 points.

The quarterly percentage change in the PPI also reflected this decline, falling from -0.1 per cent in the second quarter of 2008 to -16.2 per cent in the first quarter of 2009—a drop of 16.1 percentage points.

However, the market soon rebounded.

The PPI increased by 22.4 points from the second quarter of 2009 (94.8) to the fourth quarter of 2009 (117.2).

During the same period, the quarterly percentage change surged from -16.2 per cent in the first quarter of 2009 to +15.2 per cent in the third quarter of 2009—an upswing of 31.4 percentage points.

When compared to the first quarter of 2009 (94.8), the PPI for non-landed properties in the CCR surged by 60 points to reach 154.8 in the fourth quarter of 2024.

On the overall, non-landed properties in the Outside Central Region (OCR), performed the best followed by those in the Rest of Central Region (RCR) and CCR.

This is because the OCR is generally dominated by HDB upgraders comprising Singaporeans and permanent residents making the market more resilient.

They are also the most affordable.

Meanwhile, non-landed properties in the RCR and CCR are generally favoured by foreign investors and wealthy locals due to their high quantum prices.

Kuala Lumpur

Luxury condominiums in Kuala Lumpur saw their average prices in the secondary market fall by 29 per cent from its highest of RM898 per sq ft in the second quarter of 2008 to its lowest of RM697 per sq ft in the second quarter of 2009, data from Rahim & Co showed.

This is due to an oversupply and a general lack of interest by investors and purchasers.

The market only saw a recovery in the third quarter of 2009 (between RM700 to RM750 per sq ft) before rebounding strongly in the first quarter of 2010 (between RM800 to RM850 per sq ft).

Still, their resale price per sq ft has not recovered as of the fourth quarter of 2012.

When looking at the overall house index in Kuala Lumpur across all residential properties, the index was at 500 points in 2010 and surged to 969.5 points in 2024, data from the National Property and Information Centre (NAPIC) showed.

Historically, Singapore’s luxury market tends to recover faster, likely due to stronger fundamentals and global investor trust.

Lifestyle appeal

Culturally, Singapore and Kuala Lumpur may both be cosmopolitan, but they offer distinctly different experiences for investors and residents alike.

Singapore is a highly pragmatic and globalised city, known for its openness and liberal attitudes.

It's not uncommon to see joggers in minimalist sportswear or people embracing contemporary fashion trends with ease.

In contrast, Kuala Lumpur — while modern and vibrant — is rooted in more conservative values due to its Muslim-majority population.

Modest dressing is generally encouraged, especially in public spaces and attire that may be considered revealing could draw disapproval.

From a pricing perspective, Kuala Lumpur offers significantly lower entry points for branded residences—thanks to both the currency exchange rate and market structure.

However, when it comes to daily living, Singapore can sometimes be more affordable in terms of groceries and dining, despite its reputation for being pricey.

I’ve experienced this personally, having lived briefly in Kuala Lumpur.

For example, dollar for dollar, a café latte might cost around SGD $7 in Singapore versus RM15.90 in KL, while a bunch of grapes could go for SGD $5 and RM18 respectively.

Both cities offer an exciting mix of bars, clubs, and restaurants to suit a range of lifestyles.

However, Kuala Lumpur tends to feel more laid back, with a wide variety of halal and family-friendly venues that cater to Muslim consumers in particular.
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Conclusion

W Residences Singapore - Marina View. Photo: IOI Properties.

Branded residences in Singapore offer stronger long-term capital appreciation, especially for buyers of 4-bedroom units bought during launch phases and held over seven to 10 years.

In Malaysia, the lower entry prices and decent rental yields make it attractive — but the lack of transparent profitability data limits planning.

If you're investing in branded real estate, market timing and unit selection are just as important as the brand itself.

Think legacy, not just luxury.