The former capital of the state of Selangor, Klang is best known for being home to the state's royal family. Port Klang is the largest federal port in Malaysia and is located 6 km away from the city which means that opportunities for foreigners are plentiful in the region. Its proximity to the Greater Klang Valley makes Klang a key region of the government's economic development plans and, as the former state capital and royal city, it also has a rich cultural heritage.
Klang, from its official name the Royal City of Klang, is certainly one of the oldest cities in Malaysia. The first traces of human habitation in the area date back to the prehistoric era. Artifacts dating back to the Bronze Age such as drums or axes have indeed been discovered during archaeological excavations around the city, and sometimes even within the city itself. One of the most famous of these ancient objects is a bronze bell dating from the 2nd century BC, a precious artifact on display today in the British Museum in London.
Located at the entrance to the Klang Valley (which has developed thanks to its many tin deposits, among other things), on the banks of the river of the same name, Klang has always been of strong strategic importance in the region. The first written mention of Klang, as a dependency of other states, dates back to the 11th century. In the 15th century, the city was under the control of the Sultanate of Malacca, then the Sultanate of Johor-Riau in the following century. For much of its history, the city was thus subject to the domination of other more important city-states of Malaysia.
It wasn't until the 19th century that the development of Klang really took off. As with other cities in the Klang Valley, it was the exploitation of the region's large tin deposits that allowed it to gain a place among the country's major cities. Since 1742, Klang has been home to the residential palace of the Sultans of Selangor, hence its official name of Royal City of Klang. Its strategic importance in the region, as well as its involvement in the tin trade, transformed the city into the most prosperous region in the state for many years, until the construction of Port Klang in the early 20th century. The city also served as the state capital of Selangor between 1974 and 1977, until it was supplanted by Shah Alam, the current capital.
Klang's culture and rich history have turned it into an important tourist spot today, as well as a modern city with many thriving industries. The beauty of the city, where historic and contemporary buildings rub shoulders, and the beautiful natural landscapes, not only make Klang a prized destination for expatriates who have decided to settle in Malaysia, but also for tourists who wish to experience the local culture.
Since 2017, the Klang City Council has been working hard to beautify the royal city, with the goal of securing the title of the cleanest city in the country, a title held by Ipoh up to now.
Somewhat overshadowed by the development of other nearby towns during the second half of the 20th century, Klang is once again becoming a crucial economic center in Malaysia. Many apartments have been built recently, and the rental market is booming. So you should have no problem finding accommodation in Klang. Despite rapid development, there are still a few historic areas of the city that remain well preserved. This preservation of local heritage adds to the charm of the city and further encourages tourism.
However, Klang's development has been severely slowed by the Covid-19 outbreak in Malaysia. For example, the KSL City Mall 2 project, expected to be the largest shopping mall in Klang, and supposed to be integrated into the Canary Garden in Bandar Bestari, has been canceled. That went the same way for the construction of the largest hotel in Klang, announced in February 2020, has been put on hold. However, Klang's rapid growth is expected to resume soon thanks to Malaysia's economic recovery, which is expected to accelerate by the end of 2022 according to economic experts. Several major real estate projects in the Klang Valley aimed at accelerating this recovery have been approved by the government since 2021. These projects are to be started by some of the country's largest construction groups such as Glomac. The rapid development of Klang is therefore expected to resume soon, thus continuing to change the landscape of the city in the coming years.
Where to live in Klang
Klang is only about 40 minutes from Kuala Lumpur. Hence, some expatriate families choose to live in areas of Kuala Lumpur where some of the best international schools in Malaysia are located, and travel to Klang for work. There are, however, a few decent international schools in Klang, such as the Sri Botanic Learning Academy or Orbix International School Klang.
For those who prefer to relocate to Klang to get away from the hustle and bustle of Kuala Lumpur, there are several great options.
Klang is divided by the Klang River into two areas, Klang North and Klang South. Most of the new real estate developments, such as Bandar Bukit Tinggi, Bandar Botanic, Glenmarie Cove, Kota Bayuemas, or Bandar Puteri among others, are found in Klang South. This is where the majority of expatriates who live in Klang choose to settle. Most of the important public and private medical centers, as well as Port Klang, are also located in Klang South. This explains the attractiveness of this part of the city for expatriates.
Cost of rental in Klang
The cost of living in Klang is much more affordable than anywhere else in the Klang Valley. Renting a three-bedroom, two-bathroom apartment in the city center can cost between RM1,000 and 4,000 per month, depending on the standard of accommodation chosen. Outside the city center, prices are even lower. For example, a three-bedroom, two-bathroom apartment can be found there for just RM800. Due to their affordability, most foreigners choose to live in furnished condominiums or serviced apartments rather than share accommodation, as is the case, most of the time, in other cities like Kuala Lumpur where co-living is common.
There are only a few secured access neighborhoods in Klang. The Surau Desa Taman Permai 3 project, located in the city center in the vicinity of a mosque, is expected to accommodate mainly local residents of Muslim faith. This project seems to have been delayed because of the Covid-19 epidemic. Other existing or planned Gated Communities are located on the outskirts of the city, for example, Emerald Residency, Amverton Links Club House, or Krystal Heights, among others.
Finding accommodation in Klang
There are several websites that are specialized in finding accommodation in Klang. They offer the possibility to find whatever anyone might be looking for, in just a few clicks. Among the most popular and most often visited in Malaysia, are for instance Trovit, waa2, propertyguru, Mitula Homes, Instahome, Edgeprop, or booking.com. These websites are equipped with filters that allow refined searches related to the place or neighborhood that could attract you, the type of residence you are looking for, the range of prices you can afford to pay according to your budget, the number of rooms or bedrooms, whether you want furnished or unfurnished accommodation, etc.
You can also use a real estate agency if you want to save yourself the difficulty of looking for accommodation on your own. There are several such agencies that are well established in Klang, and a simple search on the Internet should allow you to select the most prominent ones. As a matter of fact, real estate agents know the city well and can give you sound advice while preparing a list of the best options available.
The Malaysian real estate market
The real estate market in Malaysia has been in crisis for a few years now. Actually, supply exceeds by far demand across the country, and Klang has not been spared. According to Global Property Guide, an online real estate analysis platform, the value of many unsold apartments in Malaysia's biggest cities was estimated to be around RM18.48 billion ($4.41 billion) in August 2021.
The Covid-19 crisis in Malaysia obviously had something to do with it, but the problem dates from well before 2020. This means that the coronavirus only had an accelerating effect on the Malaysian housing crisis. This national phenomenon is due to the construction of countless high-end residences over the past decade, all across the country. Consequently, in recent years, Malaysia has been witnessing a decline or stagnation in the value of many properties.
To address this issue, the Malaysian government has taken several measures. However, Global Property Guide estimates that the results of such measures would only have mitigated effects. To combat overbuilding, the authorities have, for example, tried to control speculation and reduce the number of additional construction sites by discouraging developers. Stamp duty has been revised upwards on properties worth more than RM1 million, from 3% to 4%, while tax on real estate windfall gains has been increased by 5%. Nevertheless, these measures have been eased following the advent of the pandemic in order to provide a minimum of relief to developers and to promote economic recovery by encouraging investment.
Currently, the average value of a terraced house in Malaysia is around RM400,000. Prices continue to fall, creating opportunities for potential investors willing to bet on a recovery in the Malaysian property market in the near future, but it can be a risky bet. The advantage for expats is that if you want to rent an apartment or a house, it gives you great bargaining power over the price.
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