← All Guides

Residensi Wilayah (RUMAWIP) 2026: Affordable Housing in KL & WP

How to apply for subsidised housing in Kuala Lumpur and Wilayah Persekutuan — eligibility, the ballot process, required documents, and what to do once you’re selected.

Residensi Wilayah is active. New project ballots open periodically throughout the year. Units are priced far below market rate — a RM150,000 unit in central KL that would cost RM500,000–RM700,000 on the open market. If you live or work in Wilayah Persekutuan and earn a household income of RM10,000 or below, this is one of the best housing deals available to Malaysians.
Property Price Range
RM63k – RM300k
Household Income Limit
RM10,000/month
Resale Restriction
10 years
Administered by
PHB (WP Only)
In This Guide
  1. What Is Residensi Wilayah?
  2. Eligibility Requirements
  3. The Ballot Process: Step by Step
  4. Required Documents
  5. What Happens After the Ballot
  6. Comparison: Residensi Wilayah vs PR1MA vs Rumah Selangorku vs SRP
  7. Pro Tips
  8. FAQ

What Is Residensi Wilayah?

Residensi Wilayah (formerly known as RUMAWIP — Residensi Wilayah Mampu Milik Wilayah Persekutuan) is a federal government affordable housing programme specifically for Wilayah Persekutuan (WP) — which covers Kuala Lumpur, Putrajaya, and Labuan. It is managed by Perbadanan Hartanah Bumiputera (PHB), a government corporation under the Federal Territories Ministry (Kementerian Wilayah Persekutuan).

The programme exists because WP, particularly Kuala Lumpur, has some of the most expensive property in Malaysia. A typical studio or small apartment in KL sells for RM400,000–RM800,000 on the open market. Residensi Wilayah lets eligible residents and workers buy a unit at a fraction of that price — from RM63,000 for smaller units up to RM300,000 for larger ones — with the cost difference absorbed by the government.

RUMAWIP vs Residensi Wilayah: What changed?

The rebrand from RUMAWIP to Residensi Wilayah was largely administrative. The core mechanics — ballot-based allocation, PHB management, income limits, and the WP-only scope — remain the same. If you see both names used, they refer to the same programme. The official website and newer project launches use the Residensi Wilayah name.

Who is it for?

Residensi Wilayah is designed for low-to-middle income Malaysian citizens (rakyat Malaysia) who currently live or work in Wilayah Persekutuan and cannot afford open-market property in KL. The programme prioritises those who do not yet own any property in Malaysia.

Units are sold, not rented. Residensi Wilayah is a home ownership (pemilikan rumah) programme. You buy the unit outright (with a bank loan if needed) at the subsidised price. You are not renting from the government. However, a 10-year resale and rental restriction (sekatan penjualan dan sewaan) applies after purchase.

Types and sizes of units

Unit types vary by project, but typically include:

Unit Type Typical Size Approximate Price Range Typical Location
Studio / Service Apartment 450–650 sq ft RM63,000–RM120,000 KL city fringe
2-Bedroom Apartment 700–900 sq ft RM120,000–RM200,000 KL and surrounding WP areas
3-Bedroom Apartment 900–1,100 sq ft RM200,000–RM300,000 Various WP locations

Prices differ by project and location. PHB publishes exact pricing when each project’s ballot opens. Check residensiwilayah.com.my for current and upcoming projects.

Eligibility Requirements (Syarat Kelayakan)

All criteria below must be met at the time of application. Meeting all criteria does not guarantee selection — allocation is via ballot if a project is oversubscribed.

Citizenship and age

WP residency or employment

Income limit

Property ownership

Prior Residensi Wilayah / RUMAWIP ownership

The 10-year resale and rental restriction (sekatan 10 tahun) is strictly enforced. If you are selected and purchase a unit, you cannot sell, rent out, or transfer ownership of the property for 10 years from the date of your Sale & Purchase Agreement (SPA). If you violate this restriction, PHB has the right to repurchase the unit at the original purchase price, regardless of any appreciation in value. This is not a soft rule — it is a legally binding covenant attached to the title.

Bumiputera quota

Residensi Wilayah projects typically have a Bumiputera quota (kuota Bumiputera), often 70–80% of available units reserved for Bumiputera applicants. The remaining units (kuota bukan Bumiputera) are open to all eligible Malaysian citizens regardless of ethnicity. Both Bumiputera and non-Bumiputera quotas run separate ballots. The quota split varies by project and is announced when each project’s ballot opens.

The Ballot Process (Proses Pecah Undi): Step by Step

Unlike buying a property on the open market, you cannot simply choose a Residensi Wilayah unit and buy it. Allocation is done via a computerised ballot (pecah undi berkomputer) when a new project opens. Here is the full process from start to finish.

  1. Monitor PHB for new project announcements PHB announces new Residensi Wilayah projects on its official website and social media channels. Projects do not open continuously — each project has a specific application window, typically 2–4 weeks. Follow residensiwilayah.com.my and PHB’s official Facebook/Instagram pages so you know immediately when a new ballot opens.
  2. Check your eligibility for the specific project Each project has its own eligibility criteria, income limits, unit types, and pricing. Verify that you meet all requirements for the specific project before applying. Note the Bumiputera and non-Bumiputera quota split and which category you fall under.
  3. Register or log in to the PHB online portal Applications are submitted through PHB’s online application system at residensiwilayah.com.my. If you have not previously registered, create an account using your MyKad number and personal details. Existing accounts from previous ballot applications can be reused.
  4. Complete the online application form Fill in all required personal information: full name as per MyKad, MyKad number, address, contact details, employment information, monthly income, household composition, and whether you are married. Select the project and unit type you are applying for. Where multiple unit types are available (e.g., 2-bedroom or 3-bedroom), you typically indicate your preference.
  5. Upload supporting documents Scan and upload all required documents (see the Documents section below) within the application portal. Incomplete applications or illegible uploads will be rejected without notification in some cases — double-check every upload.
  6. Submit and receive your application reference number Once submitted, the system generates a reference number (nombor rujukan permohonan). Save this. You will need it to track your ballot result. You should also receive a confirmation email.
  7. Ballot is conducted by PHB After the application window closes, PHB conducts a computerised random ballot among all eligible applicants within each quota group (Bumiputera / non-Bumiputera) and each unit type. The ballot is random — applying earlier in the window does not give you an advantage over applying at the end.
  8. Check your ballot result Results are announced on the PHB website and via SMS/email to applicants, typically within 4–8 weeks of the application window closing. Log in to the portal with your reference number to check your status. Outcomes are: (a) Berjaya (successful — you have been selected), (b) Senarai Tunggu (waiting list — you may be called up if selected applicants drop out), or (c) Tidak Berjaya (unsuccessful — you can reapply for the next project).
  9. If selected: attend the PHB briefing session Successful applicants (pemohon berjaya) are required to attend a mandatory briefing session (sesi taklimat) conducted by PHB. The briefing covers the project details, unit allocation, SPA timeline, financing options, and restrictions. Missing the briefing may result in your selection being forfeited.
  10. Choose your unit and sign the booking form At or after the briefing, selected applicants choose their specific unit (where applicable) and sign a booking form (borang tempahan) and pay a booking fee (fi tempahan), typically RM500–RM2,000 depending on the project. This secures your unit while you arrange financing.
  11. Arrange home loan financing Apply for a home loan (pinjaman perumahan) with a bank or Islamic financing institution within the timeframe stated by PHB (typically 30–60 days from booking). Bring your Letter of Offer (Surat Tawaran) from PHB to the bank. Participating banks are familiar with Residensi Wilayah applications. If your loan is rejected, PHB may give you limited time to try another bank.
  12. Sign the Sale & Purchase Agreement (SPA) Once your loan is approved, your appointed lawyer (peguam) prepares and arranges signing of the SPA (Perjanjian Jual Beli) between you and PHB. The 10-year restriction period starts from this date. Legal fees and stamp duty exemptions apply — first-time buyers purchasing below RM500,000 are exempt from stamp duty on the SPA and loan agreement.
  13. Receive vacant possession (VP) For completed projects, VP (milikan kosong) is immediate or within weeks of SPA signing. For projects under construction, VP is when the building is completed, which may be 2–4 years from SPA signing depending on the project stage.
Tip: You can apply for multiple projects. There is no rule preventing you from applying to different Residensi Wilayah project ballots across different application periods. However, you can only hold one active successful application at a time — if you are selected for two projects simultaneously (which can happen if results come out around the same time), you must choose one and relinquish the other.

Required Documents (Dokumen Diperlukan)

Prepare all documents before the ballot application window opens. Late or incomplete document submission is a common reason for disqualification.

Every applicant must provide:

If salaried / employed (pekerja bergaji):

If self-employed or running a business (bekerja sendiri / peniaga):

If married (berkahwin):

If divorced or widowed (bercerai / balu / duda):

Document freshness matters. PHB typically requires documents to be no older than 3 months at the time of submission (salary slips, bank statements). EPF statements and tax returns are accepted for the latest completed year. If an application window opens on short notice, have all these documents ready in advance. Salary slips older than 3 months at submission date are routinely rejected.

What Happens After the Ballot

If you are successful (Berjaya)

You will be contacted by PHB via email and/or SMS, and results will be visible in the online portal. You typically have 7–14 days to confirm your acceptance and proceed. Missing the deadline may result in your selection being forfeited and offered to a waiting-list applicant. After confirmation, follow the process in Steps 9–13 of the Ballot Process section above.

If you are on the waiting list (Senarai Tunggu)

Being on the waiting list means the project was oversubscribed and you were not in the initial ballot draw, but you remain a candidate if selected applicants drop out. Waiting list positions are ranked; PHB contacts applicants in order. Stay responsive to PHB communications — waiting list offers sometimes come with very short response windows (as little as 48–72 hours). There is no guarantee of being called up from the waiting list.

If you are unsuccessful (Tidak Berjaya)

An unsuccessful result does not affect your eligibility for future project ballots. You can and should reapply when the next project opens. There is no penalty or blackout period for unsuccessful applicants. Given that popular Residensi Wilayah projects can be oversubscribed by 10:1 or more, persistence across multiple application rounds is often the norm rather than the exception.

After signing the SPA: the 10-year restriction

Once you sign the SPA, the 10-year restriction is registered on the title (geran tanah) at the land office (Pejabat Tanah). This means:

PHB conducts periodic spot checks and residency verifications. If you are found to be renting out a Residensi Wilayah unit during the restriction period, PHB is entitled to compulsorily repurchase (beli balik wajib) the unit at the original purchase price — not market price.

After 10 years, the upside is significant. A Residensi Wilayah unit bought at RM150,000 in central KL may be worth RM400,000–RM600,000 or more after 10 years at current market trajectories. The restriction is the price you pay for a heavily subsidised entry point into KL property. Many long-term residents consider it an excellent trade-off.

Comparison: Residensi Wilayah vs PR1MA vs Rumah Selangorku vs My First Home (SRP)

Not sure which scheme is right for you? Use this table and the scheme cards below to understand how they differ.

Scheme Type of Help Who It’s For Income Limit Property Price Resale Restriction
Residensi Wilayah Subsidised unit price WP residents / workers RM10,000/month RM63k–RM300k 10 years
PR1MA Subsidised unit price All Malaysians (nationwide) RM2,500–RM15,000 RM100k–RM400k 5 years
Rumah Selangorku Subsidised unit price Selangor residents / workers RM3k–RM15k (tiered) RM42k–RM250k 5 years
My First Home Scheme (SRP) 100% financing (no down payment) All first-time buyers RM5,000/month Up to RM500k (market price) None
Residensi Wilayah
Active WP Only
Best option if you live or work in WP and your household earns RM10,000 or less. Prices are dramatically below market — the subsidy can be worth hundreds of thousands of ringgit over time. The trade-off is a 10-year resale restriction and allocation by ballot (not guaranteed). If you qualify and are patient, this is worth pursuing every time a new project opens.
Administrator: PHB (Perbadanan Hartanah Bumiputera)
Apply at: residensiwilayah.com.my
Key advantage: Lowest prices in KL/WP
Key limitation: 10-year restriction; WP only; ballot-based
PR1MA (Perbadanan PR1MA Malaysia)
Active
Nationwide affordable housing with a broader income band (up to RM15,000/month household). Units are in specific PR1MA-developed projects, not open market properties. Shorter 5-year resale restriction. Good option if you are not in WP or if you earn between RM10,000–RM15,000 (above the Residensi Wilayah limit).
Income limit: RM2,500–RM15,000/month (combined)
Property price: Typically RM100,000–RM400,000
Resale restriction: 5 years from vacant possession
Apply at: pr1ma.my
Rumah Selangorku
Active Selangor Only
The Selangor state government’s affordable housing programme, managed by Lembaga Perumahan & Hartanah Selangor (LPHS). Four tiers (Type A, B, C, D) cover a wide income range. Type A (RM42,000) is for the lowest income group; Type D (RM250,000) for households earning up to RM15,000/month. If you live or work in Selangor, this is the equivalent of Residensi Wilayah.
Income limit: RM3,000/month (Type A) to RM15,000/month (Type D)
Property price: RM42,000 (Type A) to RM250,000 (Type D)
Resale restriction: 5 years
Apply at: rsmy.lphs.gov.my
My First Home Scheme (Skim Rumah Pertamaku — SRP)
Active
Not a subsidised housing unit — instead, the government guarantees your home loan so banks can offer 100% financing with no down payment required. You buy any property on the open market up to RM500,000. This is the right option if your income is below RM5,000/month, you want to choose any property (not just government projects), or you cannot afford the 10% down payment but earn enough to service a loan.
Income limit: RM5,000/month (gross)
Property price: Up to RM500,000 (market price)
Resale restriction: None
Apply at: Any participating bank (Maybank, CIMB, RHB, Public Bank, etc.)
Key limitation: Pays market price; income cap is lower at RM5,000
Can I apply for Residensi Wilayah and SRP at the same time? Yes, in a complementary way. Residensi Wilayah is the source of your subsidised unit. SRP or a standard home loan is how you finance that unit (since you still need to pay the purchase price, just at a subsidised level). If your income is RM5,000/month or below, you could potentially use SRP 100% financing to buy a Residensi Wilayah unit, meaning zero down payment on a heavily discounted property. This is worth discussing with a bank when you get your PHB Letter of Offer.

Pro Tips for Residensi Wilayah Applicants

Keep all your documents current and ready before ballots open

Ballot application windows for Residensi Wilayah projects are often short — sometimes just 2–3 weeks — and announced with limited lead time. If you are serious about applying, maintain a standing “document folder” with updated salary slips, bank statements, EPF statements, and your employment letter. Refresh these every 3 months. When a ballot opens, you want to be able to submit on day one, not scramble for documents.

Apply as soon as the ballot window opens

While ballot outcome is random and early submission does not give you a statistical advantage, applying early protects you from technical issues (server congestion, portal timeouts) that commonly occur near the deadline. PHB’s application portal has historically experienced high traffic in the final days of a ballot window. Submitting in the first week is simply lower risk.

Check your credit score (CCRIS & CTOS) before you need a loan

Being selected in the ballot does not help you if your bank loan (pinjaman perumahan) is rejected. Banks look at your CCRIS report from Bank Negara and your CTOS score when assessing your application. Late payments, high existing debt, or default records will hurt you. Get your free CCRIS report at eCCRIS (Bank Negara’s portal) and a free CTOS Self Check at least 3–6 months before you expect to need a loan. This gives you time to fix errors or settle overdue debt.

Calculate your Debt Service Ratio (DSR) beforehand

Malaysian banks typically cap total monthly debt commitments at 60–70% of gross income (DSR). Add up your car loan, personal loan, PTPTN repayments, credit card minimums, and the estimated monthly instalment for the Residensi Wilayah unit, then divide by your gross monthly income. If the result exceeds 70%, you are at risk of loan rejection. Reduce existing debt first, or consider applying for a longer loan tenure to lower the monthly instalment on the Residensi Wilayah unit.

Never rent out the unit during the 10-year restriction — not even informally

The 10-year restriction on renting is legally enforceable and PHB does conduct checks. Even informal arrangements — having a friend or relative stay and pay utilities while you live elsewhere — can be considered a breach. If you are assigned to a new city for work during the restriction period, get clarity from PHB in writing before making any arrangements. Violating the restriction can result in compulsory repurchase at the original price, wiping out years of equity.

Budget for costs beyond the purchase price

The subsidised unit price is not the only cost. Before moving in, budget for: (a) legal fees (fi guaman) for the SPA — typically 0.5–1% of purchase price, (b) loan agreement legal fees, (c) valuation fee (fi penilaian) RM300–RM500 for the bank’s valuation, (d) booking fee (fi tempahan) RM500–RM2,000, (e) fire insurance / MRTA, and (f) renovation and basic furnishing. Units are typically handed over in bare condition. On a RM150,000 unit, these ancillary costs can add up to RM10,000–RM20,000.

Use EPF Akaun 2 (and Akaun Fleksibel) for the down payment if needed

Even at subsidised prices, a 10% down payment on a RM200,000 unit is RM20,000. If you do not have this in savings, your EPF (KWSP) Akaun 2 and Akaun Fleksibel balances can be withdrawn for residential property purchase. The withdrawal can cover the down payment, SPA legal fees, and loan agreement fees. Initiate the EPF withdrawal application as soon as your PHB Letter of Offer is issued, since the withdrawal process takes 2–4 weeks. See our EPF Akaun Fleksibel withdrawal guide for the step-by-step process.

Don’t give up after one unsuccessful ballot

Oversubscription rates for popular Residensi Wilayah projects in central KL can be extremely high. Some projects receive 20,000+ applications for a few hundred units. Being unsuccessful does not mean you did anything wrong — it means the odds did not fall your way this round. Set a reminder to check PHB’s website every 2–3 months for new project openings, keep your documents current, and reapply consistently. Many successful applicants applied 3–5 times across different projects before being selected.

Frequently Asked Questions

I work in KL but my MyKad address is in Johor. Can I apply for Residensi Wilayah?
Yes, you can. The eligibility criterion is that you reside or work in Wilayah Persekutuan, not that your MyKad address is WP. If you work in KL but your MyKad still shows a Johor address, you will need to prove WP employment — typically via an employer letter on company letterhead showing your place of work in WP, or your EPF statement showing a WP-registered employer. You will also need to show that you have been working in WP for a minimum of 2 years. Updating your MyKad address to your current WP address (via Jabatan Pendaftaran Negara) is advisable and will simplify the documentation process.
My spouse and I have a combined income of RM11,000. Can we apply?
No. The household income (pendapatan isi rumah) limit is RM10,000 per month gross. Combined household income means your income plus your spouse’s income. If together you earn RM11,000, you exceed the limit and are not eligible for Residensi Wilayah. You would need to look at other options: PR1MA (which accepts household incomes up to RM15,000), or a standard home loan on the open market (with first-time buyer stamp duty exemptions if this is your first property). If your individual income is RM5,000 or below, you may qualify for My First Home Scheme (SRP) independently.
How long does it take from ballot selection to getting the keys?
It depends on whether the project is completed or under construction. For completed projects (projek siap): after ballot results, allow 2–3 months for the briefing, booking, loan approval, SPA signing, and vacant possession. For under-construction projects (projek dalam pembinaan): after SPA signing, vacant possession depends on the project’s completion schedule, typically 2–4 years. PHB publishes the estimated completion date (tarikh siap anggaran) when the project is announced. Factor this into your planning if you need housing in the near term.
What if my bank loan is rejected after I am selected in the ballot?
If your loan application is rejected by the first bank, PHB will typically give you a limited extension period (usually 30 days) to try with another bank or financial institution. If you cannot secure financing within the extended timeframe, your selection may be forfeited and offered to a waiting-list applicant. To avoid this: check your creditworthiness (CCRIS/CTOS) and DSR before applying in the ballot, not after you are selected. If you know your credit profile is weak, spend 6–12 months improving it — settle overdue debts, reduce other loan commitments — before the next ballot round.
Can I sell the unit to a family member within the 10-year restriction period?
No. The 10-year restriction (sekatan 10 tahun) prohibits any form of sale or transfer of ownership, including to family members, during the restriction period. The restriction is registered on the land title (geran) and any attempt to transfer ownership will be blocked at the land office (Pejabat Tanah & Galian). The only exception is a court-ordered transfer in exceptional circumstances (e.g., bankruptcy proceedings), which requires court and PHB involvement. Do not attempt to circumvent the restriction — PHB monitors and enforces it.
I applied before under RUMAWIP but was unsuccessful. Do I need to create a new account for Residensi Wilayah?
This depends on whether PHB migrated existing accounts when they rebranded from RUMAWIP to Residensi Wilayah. In most cases, existing RUMAWIP accounts are transferable to the Residensi Wilayah portal. Try logging in at residensiwilayah.com.my with your previous credentials. If they do not work, contact PHB directly via their official helpline or email to have your account migrated or reset. PHB’s contact details are listed on the official website.
Is Residensi Wilayah only for Bumiputera applicants?
No. Residensi Wilayah is open to all Malaysian citizens regardless of ethnicity. However, projects typically allocate a Bumiputera quota (kuota Bumiputera) and a non-Bumiputera quota (kuota bukan Bumiputera). The quota split is usually stated in the project announcement — commonly 70% Bumiputera, 30% non-Bumiputera, though this varies. Each quota runs a separate ballot. All other eligibility criteria (income limit, WP residency/employment, no existing property ownership) apply equally to all applicants regardless of which quota they fall under.
Can I use my EPF savings to pay for a Residensi Wilayah unit?
Yes. EPF (KWSP) Akaun 2 and Akaun Fleksibel withdrawals for housing purchase are allowed for Residensi Wilayah units. The withdrawal can be used for the down payment (bayaran pendahuluan), SPA legal fees, and loan agreement fees. To initiate the withdrawal, you need your PHB Letter of Offer and the SPA (or draft SPA). Apply through EPF’s i-Akaun portal or at an EPF branch. Plan ahead: EPF housing withdrawals typically take 14–21 working days to process, and PHB will set deadlines for payment. Initiate the withdrawal as early as possible after receiving your Letter of Offer.
Disclaimer: This guide is for informational purposes only and reflects publicly available information as of March 2026. Residensi Wilayah eligibility criteria, income limits, property prices, resale restrictions, and ballot procedures are set by PHB and the Federal Territories Ministry and may change at any time. Always verify current terms directly with PHB at residensiwilayah.com.my or by contacting PHB directly before making any financial decisions. This is not financial or legal advice.

Sorted helps Malaysians navigate paperwork and bureaucracy for free. If this guide helped you understand Residensi Wilayah, consider buying me a coffee.

Buy me a coffee

Related Guides

Buying Property in Malaysia
Full step-by-step guide: SPA, loan, title transfer, costs
 Home Loan Guide
How to apply, DSR, documents, Islamic vs conventional
 MyDeposit & First Home Schemes
MyDeposit status & all active first-home buyer schemes
 Checking Your Credit Score (CCRIS & CTOS)
Free credit reports, what banks see, how to improve