How to Use Brickz.my to Research Property Prices Like a Negotiator

Brickz.my shows you the prices that Malaysian buyers and sellers actually agreed on, not the asking prices listed on portals. If you want to walk into a property negotiation with a credible counter-offer, that distinction matters more than any other research you can do.

This guide walks through the platform step by step, explains the filters that matter, and shows you how to convert raw transaction data into a tight price range you can defend at the table.

What Brickz.my is and where the data comes from

Brickz.my is a property transaction database that aggregates completed sale records for strata and some stratified-landed properties across Malaysia. The underlying data originates from state Land Office filings and Ministry of Finance records, the same source used by NAPIC (National Property Information Centre) for its official Malaysian House Price Index publications.

Because the data traces back to official instruments of transfer rather than agent-listed prices, it reflects what was legally agreed and stamped. Transactions typically appear on Brickz three to six months after the sale is completed, once the stamping and registration process concludes.

What it covers well: high-rise condominiums, apartments, serviced residences, SOHO units, and most stratified strata schemes.

What it covers less reliably: conventional landed titles (terrace, semi-D, bungalow) on individual lots. For those, the Land Office or a licensed valuer’s report remains the more reliable route.

Step 1: Search for your target development

Navigate to brickz.my and type the development name into the search bar. The platform lists matching projects with their state and local authority area. Select the correct project from the dropdown.

If the development has multiple phases or blocks under different registered names, search for each variant separately. Some older projects are registered under the developer’s company name rather than the marketing name, so try both.

Step 2: Understand the transaction table

Once inside a project, you will see a table of individual transactions showing:

• Date: when the transfer was registered
• Floor: level of the unit
• Size (sq ft): built-up area as per strata title
• Transaction price (RM): the stamped consideration value
• Price per sq ft (PSF): price divided by size

The PSF column is your primary analytical lever. It normalises price across different unit sizes within the same block, letting you compare a 1,000 sq ft unit against an 850 sq ft unit on a fair basis.

Step 3: Filter to transactions that are actually comparable

Raw transaction tables contain noise: unusually distressed sales, family transfers at nominal value, and bulk investor block deals. Apply these filters before drawing any conclusions:

Filter	Why it matters
Date range: last 12 to 18 months	Recent data reflects current market conditions; older transactions may predate interest-rate or supply shifts
Size range: within 10% of target unit	A 900 sq ft unit and a 1,400 sq ft unit in the same block can have materially different PSF profiles
Floor band: cluster by low (1-10), mid (11-20), high (20+)	Higher floors almost always transact at a premium; mixing floors distorts the average
Exclude outliers below RM 100 psf	These are typically intra-family or court-ordered transfers, not arm’s-length market deals

Once filtered, calculate the median PSF from the remaining transactions. Median is more reliable than average here because a single outlier cannot skew it. As of Q3 2025, NAPIC data shows high-rise residential properties nationwide averaged around RM 375,421 per unit, translating to a median PSF of approximately RM 262 nationally, though this varies widely by location and property type.

Step 4: Build your PSF benchmark range

With your filtered dataset, identify:

1. Median PSF across the last 12 months for comparable units in the same development
2. Lowest 25th percentile PSF (the weakest quarter of transactions)
3. Highest 75th percentile PSF (the strongest quarter)

This gives you a negotiating band. A fair-condition unit with no premium features should transact somewhere in the median-to-25th-percentile zone. A recently renovated, high-floor, corner unit facing open greenery might justify the 75th-percentile range.

If the seller’s asking price is above the 75th-percentile PSF benchmark from recent transactions in the same building, you have documented grounds to request a reduction.

Step 5: Check the trend direction, not just the current figure

Scroll down the date column and observe whether PSF has been rising, flat, or declining over the past 18 months. A rising trend suggests the market is absorbing supply and sellers hold more leverage. A declining or flat trend means buyers can anchor lower and wait.

One practical method: compare the average PSF from transactions 13 to 18 months ago against the average PSF from the most recent six months. If PSF has dropped more than 5%, this is a data point you can cite in your offer letter or verbal negotiation: “Recent transactions in this block suggest prices have softened since mid-last year.”

Step 6: Compare across neighbouring developments

Use the pricing and area comparison approach: run the same PSF analysis on two or three competing developments within 500 metres. If your target property commands a 20% PSF premium over a functionally similar neighbour built three years later, you need an explanation for that gap before justifying the price.

Common legitimate explanations include: superior management body, lower maintenance fee per sq ft, better public-transport proximity, or significantly lower density. If none of these apply, the premium is likely negotiable.

Putting it into an offer

A well-constructed offer backed by Brickz data might read: “Based on 14 transactions in this block over the past 12 months for units between 900 and 1,050 sq ft, the median transacted PSF is RM 480. At the current asking price of RM 520 psf, I am offering RM 490 psf, which represents the 60th percentile of recent comparables.”

This framing does several things. It shows you have done the work, it anchors the negotiation to objective market data rather than desire, and it signals that you know the difference between asking price and transacted price. Most sellers and their agents will engage with a data-backed offer more seriously than a round-number counter.

Limitations to keep in mind

Brickz does not capture the condition of the unit, renovation quality, furnishing, or legal encumbrances. Two transactions at identical PSF in the same building could involve a bare shell and a fully renovated unit. Always combine Brickz data with a physical inspection and, for high-value acquisitions, a formal valuation report from a registered valuer under the Board of Valuers, Appraisers, Estate Agents and Property Managers (BOVAEA).

The platform also lags the live market by three to six months. In a fast-moving market, the most recent listed transactions may already understate current prices. Cross-reference with a few active listings on iProperty or PropertyGuru to sense-check whether transacted prices and current asking prices are converging or diverging.

You can also view the national-level context through NAPIC’s official data portal, which publishes the Malaysian House Price Index quarterly with breakdowns by state and property type.

Brickz.my vs other data sources

Source	Data type	Lag	Best for
Brickz.my	Actual transacted prices	3 to 6 months	Negotiation benchmarking, PSF trend analysis
NAPIC / JPPH	Index and aggregate statistics	3 to 6 months	Macro price trend, state-level comparison
iProperty / PropertyGuru	Asking prices	Real-time	Gauging seller sentiment, listing activity
Land Office search	Official title and encumbrance	Same day	Legal due diligence, loan valuation

For a complete guide to understanding what you are buying before you commit to a booking fee, see our walkthrough of the SPA and SPA cooling-off process.

Key takeaways

• Brickz.my displays legally stamped transacted prices, not asking prices, making it the most reliable free data source for property negotiation in Malaysia.
• Filter by date range (last 12 to 18 months), unit size band (within 10%), and floor level before calculating your PSF benchmark.
• Use the median PSF rather than the average to reduce distortion from outlier transactions.
• A PSF trend analysis over 18 months tells you whether the market is strengthening or softening, which determines how aggressively you can anchor your offer.
• Always combine Brickz data with a physical inspection; the platform shows price but not condition.
• For landed properties without strata titles, supplement Brickz with a Land Office search or registered valuer’s report.

Frequently asked questions

Is Brickz.my free to use? The basic transaction search is free. Brickz offers a paid subscription tier that adds bulk export, longer historical data, and more granular filtering. For most individual buyers researching a specific development, the free tier provides sufficient data.

How current is the data on Brickz.my? Transactions typically appear three to six months after the sale is completed, once the instrument of transfer is stamped and registered at the Land Office. This means a deal signed today may not appear until late in the year. Always note the most recent transaction date shown for the project you are researching.

Does Brickz.my cover all property types in Malaysia? The platform covers strata properties well, particularly high-rise residential units and serviced apartments. Coverage for conventional landed titles (terrace houses, semi-Ds) is limited because individual title transfers are recorded by district Land Offices under systems that are harder to aggregate centrally. For landed properties, a formal valuation or direct Land Office search gives better data.

Can I use Brickz data to dispute a bank valuation? Bank valuations are conducted by panel valuers using their own transaction databases, which may overlap with Brickz sources. If your bank’s valuation comes in below the agreed purchase price, you can present Brickz transaction comparables as supporting evidence when requesting a re-valuation, though the registered valuer’s professional judgment takes precedence. The more recent and directly comparable your Brickz data, the stronger the supporting case.

What does PSF mean and why does it matter? PSF stands for price per square foot. It normalises property prices across different unit sizes, letting you compare a 900 sq ft unit at RM 450,000 (RM 500 psf) with a 1,200 sq ft unit at RM 552,000 (RM 460 psf) in the same building. Without PSF, larger units always look more expensive even when they are actually cheaper on a per-unit-area basis.