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Capital appreciation · The exit test

What will it
really be worth?

The headline growth % is not your return. Growth compounds from what the unit is really worth today — but your return starts from the price you paid. Check both before you buy.

← All 8 numbers to check before you buy

Your purchase

Future value = market value × (1 + growth)^years.

The numbers
RM
RM
What similar units recently transacted at — if unsure, use the price.
The projection
Use the project's own transaction history — not the KL average. Two units on the same street can grow at completely different rates.
Projected value in 5 years
RM0
Enter the price you're paying to begin
Market value todayRM 0
Growth rate3.4% /yr
Years5 years
Future valueRM 0
− Price you paid− RM 0
= Gross gain before selling costsRM 0
Annualised return on what you paid—
Before you bank that gain — subtract the selling costs. Agent, legal, penalties, RPGT →

Growth starts from market value — not your price

Pay RM780,000 for a unit really worth RM750,000 and the compounding starts from RM750,000. The four things that quietly change your exit number:

≠ average

Appreciation is project-specific

Two units on the same street can grow at completely different rates — different developer, tenure, maintenance, tenant mix. Don't assume the KL average applies to your unit.

5 yrs

Short history warning

A young project's first 5 years of growth often don't last. Launch hype, developer support and early scarcity fade — long records beat short spikes.

RM30k

The overpay trap

Growth compounds from market value, not from your price. Overpay and your first years of "gains" just repair the overpay before you make a single ringgit.

Gain ≠ profit

You don't keep the gross gain

Agent fees, legal, loan penalties and RPGT all come out before you bank anything — plus every monthly top-up along the way. Check your exit costs →

Questions

What growth rate should I use?
The project's own transaction history — not national or state averages. Pull the last 5–10 years of transacted prices for the same project (or truly comparable ones nearby) and work out the actual compound rate. A national "property up 4%" headline tells you almost nothing about your specific unit.
Do new launches appreciate faster?
Early growth often looks impressive and then normalises. Launch discounts, developer incentives and early scarcity can inflate the first few years; once the secondary market takes over, the rate usually settles lower. If the project is young, be conservative — use a lower rate than the early numbers suggest.
How do I find real transacted prices?
Look for recent comparable transactions — same project, similar floor, size and condition — not asking prices on listing sites. Official transaction data comes from NAPIC/JPPH, or ask HomeSifu — checking what a unit is really worth before you sign is exactly what it's built for.
How does this relate to the Rule of 72?
The Rule of 72 is the shortcut version: 72 ÷ growth rate ≈ years to double. At 3.4%/yr, that's roughly 21 years for the value to double. This calculator does the precise compounding — and, unlike the shortcut, starts from what the unit is really worth versus what you paid.

Projections are illustrations, not predictions — this is general education, not financial or investment advice. Past growth doesn't guarantee the future; a straight-line compound rate ignores cycles, policy changes and project-specific events. Always verify against actual transaction data (NAPIC/JPPH or recent comparable sales) before relying on any number here.