You Want to Buy a House in Kedah. But You Don't Know Where to Start.
That's the most common feeling among first-time buyers. Too many projects, too many numbers, and too many people giving conflicting advice.
We help you organise your thoughts, understand the real costs, and find a home... a house for sale in Kedah that truly fits — in Sungai Petani, Kulim, Alor Setar, or anywhere in the state of Kedah.
30+
Active Projects Covered
RM322,890
Average House Price Kedah 2026
12 Districts
State of Kedah Coverage
4.8/5
Google Customer Rating
Four Things That Stop House Buyers in Their Tracks
Many people scroll for months but never take the next step. Here's why.
Too Many Options, No Clear Guidance
New projects everywhere, different agents giving different information, and property portals that mostly show expensive listings. It's hard to know what's actually suitable for your budget and family needs.
Fear of Unexpected Costs
Many buyers are shocked to discover legal fees, stamp duty, and insurance costs on top of the house price. For a RM320,000 home, these can reach RM25,000–RM40,000 — and they're rarely explained upfront.
Not Sure Which Area is Right
Sungai Petani, Kulim, or Alor Setar? Which has good schools, a nearby hospital, and a reasonable commute? Choosing the wrong area is an expensive mistake that's very hard to undo.
Afraid of Making the Wrong Decision
This is the biggest purchase of your life. The wrong project, wrong timing, or misunderstood loan terms can become a burden for years. Being careful is right — but careful doesn't mean you have to do this alone.
The Most Complete Kedah Property Listings
Choose the category that suits your needs, from new homes to commercial properties.
New Houses
Active new housing projects in Kulim, Sungai Petani, Alor Setar & all of Kedah.
Learn More →
Subsale Houses
Existing homes in mature areas with complete amenities.
Learn More →
House Rental
Rental homes for UUM students, KHTP workers, and government staff.
Learn More →
Commercial Property
2-3 storey shop lots, warehouses and light factories for SMEs.
Learn More →Your Local Kedah Property Advisor
We're not just a listings portal — we're local advisors who know the Kedah market from the inside, and we're here to help you decide with confidence.
Most Complete Kedah Coverage
From Sungai Petani, Kulim, and Alor Setar all the way to Bedong, Pendang, and Padang Serai. We cover every area so you get a complete and accurate picture of the market.
Real Costs Disclosed, Nothing Hidden
The house price isn't the only number you need to know. We explain legal fees, stamp duty, and insurance transparently so there are no surprises later down the line.
Bilingual — English & Bahasa Malaysia
All information available in both English and Bahasa Malaysia. DSR, SPA, MOT, OPR — we explain everything in plain language with real numbers, not confusing legal jargon.
Partnering with LPPEH Registered Agents
Licensed real estate agents in Sungai Petani, Alor Setar, and Kulim. You're protected by certified, accountable service from start to key handover.
Specialised in the Kedah Market
We understand Kedah's unique aspects — Malay Reserve Land (Wakaf), state affordable housing schemes, and which areas suit young families, commuters, or long-term investment.
Free Advisory Service
WhatsApp us with your situation — budget, preferred area, family needs. We'll help you weigh your options honestly, with no pressure and no obligation to buy.
4 Steps from "I Want to Buy" to Keys in Hand
The home-buying process doesn't have to be intimidating. Follow these steps and you'll always know what comes next.
Know Your Budget
Before viewing homes, understand what you can actually afford — including the side costs many buyers miss. We have free guides to help you calculate realistic numbers.
Choose Your Area & Type
Browse listings by area or property type. Each listing includes price, layout, developer info, nearby amenities, and financing options — all in one place.
Get Local Advice
WhatsApp or use the contact form. We help you compare your options, answer questions, and arrange site visits with our registered agents.
Buy With Confidence
We guide you through the site visit, booking, SPA, financing, and all the way to key handover. You shouldn't have to go through this process alone.
Not sure between a new house or subsale?
Share your situation with us — your budget, preferred area, and family needs. We'll help you compare options honestly so you decide based on facts, not pressure.
Kedah Property Coverage Areas
Click your preferred area to view local house listings and active projects.
Alor Setar
Main City
Sungai Petani
Main City
Kulim
Main City
Bedong
Town/District
Tikam Batu & Pinang Tunggal
Town/District
Gurun & Guar Chempedak
Town/District
Jitra & Kubang Pasu
Town/District
Changlun & Sintok
Town/District
Yan & Kuala Kedah
Town/District
Padang Serai & Lunas
Town/District
Pendang & Pokok Sena
Town/District
Kuala Nerang & Sik
Town/District
Kuala Ketil & Baling
Town/District
Bandar Baharu & Serdang
Town/District
Langkawi
Town/District
Featured Housing Projects
Among the active projects we cover in Kedah.
Taman Sultan Sallehuddin
Telok Chengai, Alor Setar
Taman Gamelan
Alor Setar
Bandar Amanjaya
Sungai Petani
Yarra Park
Sungai Petani
Bandar Permata Lunas
Lunas, Kulim
Taman Rasa Sayang Bedong
Bedong
What Our Clients Say
Rated 4.8/5 from 120+ client reviews on KedahHouseForSale.com
"I had no idea the legal fees and stamp duty were costs I had to cover myself. KedahHouseForSale explained everything from the start. We've already moved into Taman Gamelan."
— Ahmad R., First-Time Buyer, Alor Setar
"My husband and I had been wanting to buy for a long time but always felt unprepared. After speaking with KedahHouseForSale, we finally understood what we needed to do. The process was easier than we thought."
— Siti N., Young Mother, Sungai Petani
"I work at Kulim Hi-Tech Park and needed a home close by. The guide on Bandar Permata Lunas was very helpful — including the commuter access information to Penang."
— Mohd Faizal H., Private Sector, Kulim
"Finally a property portal in English that truly understands the Kedah market. The explanation on Malay Reserve Land (Wakaf) was very clear — I couldn't find this level of detail anywhere else."
— Nor Aishah K., First-Time Buyer, Alor Setar
"The area-by-area price breakdown helped me compare options within my budget. I didn't need to visit multiple websites anymore — everything I needed was right here."
— En. Hafiz J., Manager, Alor Setar
"Coverage of Bedong and Pendang areas that most other portals completely miss — it's here. I found the right home for our family's budget. Thank you."
— Rosmah B., Family Buyer, Bedong
Kedah Property Market in Numbers
30+
Active Projects Covered
RM322,890
Average House Price Kedah 2026
12
Districts Covered
4.8/5
Customer Rating
Kedah House Buyer Guides Before Booking
Guides in English, specifically for the Kedah property market and all its unique aspects.
Tips for Buying a House in Kedah
From checking eligibility to choosing the right area — a step-by-step guide for first-time buyers.
Read Guide →Kedah House Prices 2025/2026
Average prices by area so you know a realistic budget before you start searching.
Read Guide →Home Financing Options
Compare your financing options and understand which is most suitable for your situation.
Read Guide →Kedah Property Market 2025
Current trends and hotspots — buy now or wait? Market facts to help you decide.
Read Guide →Bumi Lot vs Non-Bumi Lot
What buyers need to know about lot types, discounts, and their implications before booking.
Read Guide →Frequently Asked Questions
Straight answers to the questions buyers ask most — on prices, areas, real costs, and risks you need to know before buying.
How much does a double-storey terrace house in Sungai Petani and Kulim cost now?+
Based on the active market in 2026:
- Sungai Petani (Amanjaya, Bertam Perdana): RM280,000–RM420,000 depending on area and size.
- Kulim (Bandar Permata Lunas, Padang Serai): RM260,000–RM380,000.
- Alor Setar (Mergong, Telok Chengai): RM290,000–RM430,000.
Average price for all residential types in Kedah: RM322,890 (NAPIC 2026). Single-storey terrace houses in outlying areas start from RM180,000.
Which is better for a young family — new house or subsale in Kedah?+
A new house is suitable if you want a modern design, developer rebates and packages, and can wait 24–36 months for key handover. Facilities and finishes are usually newer.
A subsale home is suitable if you want to move in immediately, in a mature area with schools and shops already in place, and usually at a lower price for comparable size. You can also assess the area's real condition before buying.
The right choice depends on your family's needs and your timeline. We help you compare both options based on your area and budget.
What are the real costs of buying a house beyond the price itself?+
This is the most important question many buyers overlook. Estimated side costs for a RM320,000 home:
- Legal fees (SPA + Loan Agreement): RM6,500–RM9,000
- Stamp duty on SPA: RM4,500 (1.5% rate below RM500k)
- Property valuation fee: RM500–RM800
- MRTT/MRTA insurance: RM8,000–RM15,000
- Booking deposit (2%–3%): RM6,400–RM9,600
Total estimated side costs: RM25,000–RM40,000. Prepare this amount from your savings, separate from any home financing you choose.
What is the minimum salary to qualify for a RM300,000 home loan?+
A rough estimate based on Malaysian bank DSR (Debt Service Ratio) in 2026:
- Loan RM300,000, 35-year tenure, 4% rate: monthly instalment approx RM1,245
- With 60% DSR and no other commitments: minimum net salary approx RM2,075/month
- With commitments (car loan, PTPTN): net salary needed approx RM2,500–RM3,000/month
DSR is calculated from net salary after EPF, SOCSO, and tax deductions. Joint applications with a spouse can combine income to increase eligibility.
Which areas in Kedah are best suited for young families?+
Depends on your workplace and family needs:
- Sungai Petani (Bandar Amanjaya, Bertam Perdana): a complete township with schools, hospitals, and shopping centres. Best for families who want all amenities within reach.
- Kulim (Bandar Permata Lunas, Padang Serai): ideal for those working at KHTP or commuting to Penang. More competitive pricing than SP.
- Alor Setar (Mergong, Telok Chengai): the top choice for those working in government or private sector jobs around Kedah's state capital.
What is the difference between a Bumi lot, Malay Reserve Land, and an International lot?+
Bumi lot: units allocated for Bumiputera buyers, usually 5%–15% cheaper due to developer discounts. Can be sold to non-Bumi after state government approval.
Malay Reserve Land (Tanah Rezab Melayu): a land status that can only be owned by Malays permanently. Transfer of ownership to non-Malays requires special approval — stricter than a regular Bumi lot.
International lot (non-Bumi): open to all races. Usually higher-priced but more flexible for resale without racial restrictions.
Which areas in Kedah are flood-prone, and how do I check before buying?+
Flood-risk areas in Kedah include low-lying parts of Kubang Pasu District (Jitra) and areas along the Kedah River in Alor Setar, plus some low-lying sections of Sungai Petani.
How to check before buying:
- Ask neighbours or current owners about past flood history
- Check the JPS flood map at infobanjir.water.gov.my
- Verify the lot's ground level with the local authority (MPKP/MBAS/MPSP)
- New projects in flood-prone areas usually have modern drainage systems — request the COF record from the developer
My bank loan was rejected — are there other ways to buy a home?+
If your loan application was rejected, there are several options worth exploring:
- SJKP (Home Credit Guarantee Scheme): for those without fixed income — freelancers, small business owners. Financing up to RM500,000 with no deposit required, minimum income RM1,000/month.
- Joint application with spouse: combine incomes to improve your DSR and loan eligibility.
- Reduce existing commitments first: close unused credit cards, pay off small debts to improve your DSR profile.
- Reapply after 6 months: resolve any CCRIS or CTOS issues and reapply when your credit profile is stronger.
Contact us for help reviewing your eligibility and finding the option that best fits your situation.
Ready to take your first step?
Browse our latest project and home listings, or WhatsApp us directly to talk through your situation. No pressure, no obligation — just honest guidance from locals who know the Kedah market.