Renting a home in Malaysia, explained

1. 1

   Search and shortlist

   Filter by area, budget, property type, furnishing and distance to MRT/LRT.

2. 2

   Enquire and view

   Send an enquiry or request a viewing. View the home before you agree to anything or pay any money.

3. 3

   Agree the terms

   Rent, deposits, tenancy length, who pays which bills and what's included should all be written into the tenancy agreement.

4. 4

   Sign, stamp and pay

   Tenancy agreements are normally stamped (stamp duty is paid to LHDN). Pay the agreed upfront amounts and keep every receipt.

5. 5

   Move in

   Inspect the home with the landlord or agent and record its condition — see our Moving Guides.

The monthly rent is only part of what you pay before you get the keys. Sewasy adds the listed upfront amounts into one Estimated Move-in Cost:

• Security deposit — commonly two months' rent, refundable at the end of the tenancy less any agreed deductions.
• Utility deposit — commonly half a month's rent, held against unpaid utility bills.
• Advance rent — usually your first month's rent, paid upfront (so it isn't counted twice).
• Agreement and stamping — the estimated cost of preparing and stamping the tenancy agreement.

• Owner DirectYou deal with the owner. Decisions can be quick, and the owner knows the home well.

• Registered Agent

  An estate agent acts for the owner. Agents often handle several homes and the paperwork. Check their REN number yourself.

Neither is automatically better or safer. Whoever you deal with, view the home first and read the agreement before you pay. See what Sewasy checks on the Verification page.

A short walk to a station can matter more than a few ringgit of rent. On Sewasy you can search around a station or turn on Near MRT/LRT to see homes within walking distance of an MRT, LRT or Monorail station.

• Walking times are supplied by the advertiser — check the route yourself, especially covered walkways and road crossings.
• Think about the whole journey: transfers, peak-hour crowding and the walk at the other end.
• Parking fees and season passes can change the real monthly cost if you also drive.

Start from homes near MRT & LRT.

• Is the home still available for my move-in date?
• What exactly is included — furniture, appliances, internet, parking bays, access cards?
• Which bills do I pay, and are the accounts in the landlord's name?
• What is the minimum tenancy, and what happens if I need to leave early?
• Who pays for repairs, and how quickly are they handled?
• How and when is the security deposit returned?
• Are there building rules on pets, renovations, moving in or guests?

• Compare the estimated move-in cost as well as the monthly rent — two homes with the same rent can need very different amounts upfront.
• Check when availability was last confirmed. Listings confirmed recently are more likely to still be free.
• Compare the commute, not only the distance: time to your nearest station and the line you need.
• Look at size, furnishing and included facilities together rather than rent alone.
• Be cautious if a price is far below similar homes in the same building.