Corner lot vs intermediate lot vs end lot house: Choosing Between Lot Types in Malaysia

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Corner Lot

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Introduction – To start looking

The residential property market in Malaysia is ever-growing, with countless options from upscale to affordable properties for consumers to select from, based on their preferences. Despite this, buyers or renters are usually faced with a perennial dilemma: to pick a corner lot home, an intermediate (middle) lot home, or an end lot house.  

This dreaded question brings that much more complexity into house-hunting. 

The choice ultimately sits with potential residents who either has or is looking for an idea as to the features they’d like their dream home to have. Throughout this article, we hope to provide you insight on all three of the lot types involving properties and some hidden qualities they offer.

Property types and market availability

Property types

A constantly growing population has contributed to rapid growth in the local property market over the past decades. Residential properties in Malaysia currently include the most basic of homes to luxurious dwellings. The following are examples of property developments that fall under the jurisdiction and protection of the Housing Development Act (HDA): 

Terraces and linked homes

Single-, double- or triple-storey homes adjoined to each other but separated by a shared boundary wall. Each home will have a similar design and layout as its neighbour. 

Semi-detached homes

A semi-detached (semi-D) house is usually a mirror image of its neighbour. Two semi-Ds in a single unit normally share a common wall. 

Corner Lot

Bungalows, mansions, and villas

From smallest (bungalows) to biggest (mansions), each of these homes represents standalone properties that come with its own parcel of land. What sets them apart is the gross size and usable space of an individual unit (built-up area) and the adjoining land size. 


Although it may look like one large home from the outside, a townhouse is actually made up of two separate homes in one. A townhouse can have two units stacked together or side-by-side. It can be ideal for multigenerational families who wish to live close by but still maintain some independence.

Flats and apartments

A flat is a multi-storey, usually non-gated residence that might have parking space, but most of the time lack other facilities. An apartment is also a multi-level residence, usually taller than flats and is often gated and guarded. An apartment commonly comes with an enclosed parking space as well as basic facilities such as lifts. 

Condominiums and serviced residences

A condominium is a residential development with multiple units and storeys over an area of 4,000 sqm and above. A condominium is slightly more well-equipped than an apartment in that it comes with high security and designated parking. 

Meanwhile, serviced residences are considered the more luxurious sibling of typical condominiums with housekeeping and room services, similar to hotels. 

Penthouses and duplexes

Penthouses are the topmost, single-storey unit of a residential high rise. Penthouses can take up either half or an entire floor, and offer unmatched views from their vantage point.  

A two-storey penthouse is called a duplex or a loft. A high-rise development typically has one – very expensive, penthouse or duplex. 

Modern designs even include multiple units modelled after a penthouse design in a single building.

Market availability 

The different types of properties mentioned above will be listed on the real estate market depending on the location of the property as well as the condition of the property. Property types are usually more extensive and better connected in well-developed localities, which also contributes to a hefty price tag and higher valuation. 

The value of properties in the market also depends on the condition of said property and whether or not renovation works must be done. 

In the event of purchasing a home, hiring a lawyer as a legal safeguard and for good advice, in addition to some financial discretion, will go a long way in ensuring the most suitable property purchase for your needs. 

Lot types/Lot styles

A lot of planning goes into looking for a home. Perhaps the most thought is given to deciding the type of lot you want. 

There are several different types or styles of lots offered by real estate or property developers. The type of lot you choose determines nitty aspects such as the area covered, lot faces, accessibility, and so on. The decision on the type of lot is final and will inform as well as influence the design decisions you make on your house together with that of any future undertakings in your home. 

Corner Lot

Corner lot  

A corner lot is an example of a property that sits at the very end of a row of houses in one of the landed residential developments, most notably seen in the terrace or linked homes. It usually comes with additional land sometimes slightly larger than those of its neighbours within the same development.

As for high-rise developments, a corner lot is one at the edges of each level of the property. In some cases, corner lots can be distinguished from their neighbours by additional built-up space, a larger window, or a wraparound balcony. 

Intermediate lot

Intermediate units are flanked by neighbours on both sides. On landed properties, an intermediate lot may face a busy street, whereas an intermediate lot in high-rise properties is nestled deep into the building.

End lot

Commonly used interchangeably with a corner lot, an end lot is also one that sits at the end of a line of, or on the fringes of, landed residential developments. End lots come with additional windows, extra land space and may sometimes be surrounded by common walkways as a border or have an external wall to delineate from shopping malls or commercial districts.

Benefits and detriments of lot type

While the type of property is bound to vary, they are consistently differentiated and marketed by the property developer depending on the lot type or styles available. Lot styles each have their own appeal which can be narrowed down into distinct advantages and disadvantages. 


Malaysians are inclined to get homes in famous neighbourhoods because of their strategic location. Property developments are likely to be more varied, more accessible, or located near their workplace or school.

Prime areas in central Peninsular Malaysia include those in and around Kuala Lumpur such as Taman Tun Dr Ismail (TTDI), Bangsar, Subang Jaya, Cheras, Mont Kiara, and Shah Alam.

These localities boast ample residential developments and are well-equipped with multiple transportation services and road access, are close to prime commercial and industrial districts, and have basic amenities – something which all types of corner, end and intermediate lot placements stand to benefit from.

Interestingly, corner lots or end lots are said to be more valuable than intermediate units precisely because of the aforementioned features and are therefore pricier.

Built-up area and land size

Corner Lot

A corner lot and an end lot in landed residential properties feature surplus land for expansion. Adequate landscaping can turn a bare piece of land into a quaint garden, or it can be converted into an additional parking space or as an extension to the main property.

Extra enclosed land could also provide a safe place for you or your children to partake in outdoor activities without worrying about passing traffic or disrupting the neighbour’s property and privacy.

Although an intermediate lot is smaller for its built-up area and land size compared to a corner lot, the size difference and availability of land aren’t very significant. An intermediate lot would be ideal if you don’t need that much parking space or are planning to do outdoor activities at home.

Direction and view

Intermediate lots are restricted as to which direction they face, which also affects the views from the inside of the property. This could be a real deal-breaker if the view does not meet your expectations. 

In contrast, corner and end lots, normally located at the meeting point of two separate directions, offer more views from multiple angles which real estate developers and agents leverage to market the property. 

Privacy and space

Corner and end lots entice buyers and renters largely because of the space and privacy offered. The seclusion is a much-needed reprieve from the hassled city life.

The structure and design of corner and end lots usually mean that its residents are able to enjoy ample space indoors as well as a wider outside view than their counterparts with intermediate lots, all without having to budge from home. This kind of privacy is especially ideal for landed properties if you want just enough exposure to natural lighting and an outdoorsy feel minus jostling with a crowd for space.

Closed-off corner lot properties, meanwhile, are subject to significantly less noise, distraction and intrusion from neighbours, the public and traffic, if any. Its residents might also prefer the added space away from public view.

However, these perks can probably be seen as disadvantageous to some corner and end lot residents. More spacious areas with uncut grass and uninterrupted visibility could mean less privacy, more expenses for upkeep, and more general annoyances. At the same time, living a slight distance away from neighbours could get lonely. Intermediate lot residents need not compromise on these factors.


As a corner lot and an end lot cover more land than an intermediate lot, they generally have a higher price tag. While the purchase price of corner and end lots can double the price of an intermediate lot, it is still dependent on other factors such as the location and condition of the property, and/or if utilities are provided, etc. 

Capital appreciation  

In any given period, there will be more intermediate lots in development compared to the number of corner lots. This means more buyers are bound to seek out intermediate lots, racking up the valuation of intermediate lots in the property market. 

Tax expenses

A higher property tax is expected for a corner lot or end lot that has a larger built-up area and land space than intermediate lots. Owners of the former lot types are at a disadvantage if they let the extra space go to waste. 

Drainage problems

A less talked about but no less crucial problem that may arise with residential properties is related to drainage. 

Drainage systems are an integral part of residential properties, no matter the lot type or style. In fact, both residential and commercial properties feature multiple types of drainage systems that work in tandem to appropriately collect, remove, and redirect water. 

A lot selection, coupled with an efficient drainage system, will help to prevent flooding and structural damage to the property, among other things. 

Corner and end lots i.e., lots with excess land area and poor drainage, or located directly below hills, will naturally collect more water during heavy rainfall. The potential damage to the property is amplified in the event of heavy rainfall or land erosion. Corner and end lots are usually affected first and take the brunt of the damage. 

Corner Lot

Summary – Which is best?

The various lot types or styles available are each unique in their own way and so, befitting of their own distinction. Despite their shortcomings, each lot type i.e., corner, end, and intermediate lot are carefully designed and intricately built so as to make full use of the land it sits on, for its purported price range. 

As a potential resident of either a corner, end, or intermediate lot, it is advisable to first carry out sufficient research in order to come to a well-informed decision when it comes to choosing property lots to buy or rent. Some people might be swayed by uncertainty, but it’s up to you to make an ideal choice that suits your budget, needs, and preferences best.

Have a pleasant house hunting experience!

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