Office Cleaning Service Cost in Kuala Lumpur: What to Expect
Understand commercial cleaning pricing in KL. Learn about monthly contracts, one-time cleaning rates, and factors that affect office cleaning costs.
Understanding Office Cleaning Costs in Kuala Lumpur
You know that feeling when you walk into a crisp, fresh office first thing in the morning? It sets the tone for the entire day’s productivity. But trying to pin down exactly how much that feeling costs in Kuala Lumpur can be frustratingly opaque. We often see business owners surprised by the wide gap between a “cheap” quote and a compliant, professional one. This guide breaks down exactly what you should expect to pay in 2025 and, more importantly, why those numbers are what they are.
Common Pricing Models
1. Monthly Contract (The Standard)
This is the most predictable model for businesses needing stability. You pay a flat fee for a set scope of work.
Typical Range: RM400 - RM2,500+/month
Why it works: We find that this model allows cleaning companies to retain better staff because they can offer steady employment. It is best for offices that need consistency and security.
2. Hourly Rate
Pricing is based strictly on the number of hours a cleaner spends on-site.
Typical Range: RM30 - RM60/hour per cleaner
The 2025 Reality Check: With the Malaysian minimum wage increasing to RM1,700 as of February 2025, any quote below RM25/hour is a major red flag. It often suggests the provider is underpaying staff or bypassing statutory requirements. This model is best for small setups or ad-hoc needs.
3. Per Square Foot
Price is calculated based on the total floor area of your office.
Typical Range: RM0.15 - RM0.40/sq ft per visit
The Detail: Specialized deep cleaning (like post-renovation) can push this to RM0.60/sq ft. We recommend this model for large corporate spaces where customized scopes are necessary.
4. Per Visit/Session
You pay a flat rate for each time the cleaner comes, regardless of hours.
Typical Range: RM120 - RM550/visit
Best For: Companies testing a new service provider or those with irregular schedules.
Cost Breakdown by Office Size
Here is a realistic look at what KL businesses are paying today. These estimates factor in the recent wage adjustments and standard supply costs.
Small Office (Under 1,000 sq ft)
- Capacity: 5-15 employees
- Features: 1-2 bathrooms, basic pantry
Weekly cleaning: RM450 - RM700/month Bi-weekly cleaning: RM300 - RM500/month
We advise small business owners to check if “pantry cleaning” includes washing dishes. Many basic packages only cover surface wiping.
Medium Office (1,000 - 3,000 sq ft)
- Capacity: 15-40 employees
- Features: 2-3 bathrooms, full pantry with fridge
Weekly cleaning: RM800 - RM1,400/month Bi-weekly cleaning: RM550 - RM900/month
Key Insight: At this size, trash removal becomes a significant time factor. Ensure your quote specifies who provides the bin liners, as this can add RM50-RM100 monthly.
Large Office (3,000 - 6,000 sq ft)
- Capacity: 40-100 employees
- Features: Multiple stalls, kitchenettes, meeting rooms
Weekly cleaning: RM1,500 - RM2,800/month Daily cleaning: RM3,500 - RM5,500/month
We often see “high touchpoint sanitization” (door handles, lift buttons) included as a standard feature in this tier.
Corporate/Enterprise (6,000+ sq ft)
Custom pricing required.
Factors include multiple floors, server room cleaning protocols, and dedicated tea lady services.
The Hidden Costs of “In-House” vs. Outsourcing
Many business owners think hiring a direct cleaner is cheaper. We have broken down the actual costs to show why outsourcing is often the smarter financial move in Malaysia.
| Cost Factor | Hiring Directly (In-House) | Outsourcing to Agency |
|---|---|---|
| Recruitment | Your time + ad costs | Included |
| EPF (KWSP) | Employer pays ~13% | Zero (Agency pays) |
| SOCSO (PERKESO) | Mandatory contribution | Zero (Agency pays) |
| EIS | Mandatory contribution | Zero (Agency pays) |
| Sick Leave/Replacement | You pay + office is dirty | Included (Agency sends backup) |
| Cleaning Supplies | You buy and manage inventory | Usually Included |
| Bonuses/Duit Raya | Expected | Not your responsibility |
The Verdict: While the hourly rate for an agency looks higher on paper, the “all-in” cost of a direct hire is frequently 20-30% higher once you add statutory contributions and management time.
Factors That Affect Pricing
1. The “High-Rise” Logistics
Offices in KLCC or Bangsar South often have strict loading bay rules.
The Impact: If a cleaner has to pay RM10 for parking or spend 20 minutes clearing security at the loading dock, that time and cost will be reflected in your quote. We suggest providing a validated parking card to negotiate a better rate.
2. Cleaning Frequency
More frequent visits lower the per-visit cost but raise the monthly total.
| Frequency | Per Visit Value | Monthly Investment |
|---|---|---|
| Daily | Best Value | Highest |
| 3x/Week | Good | High |
| Weekly | Average | Medium |
| Bi-weekly | Lowest | Lowest |
3. Flooring Type
Carpet requires vacuuming, which is fast.
The Comparison: Hard floors (tiles/wood) require sweeping and mopping. We find that offices with 100% hard flooring take about 15-20% longer to clean properly.
4. Bathroom Count
This is the most labor-intensive room.
Why: Proper sanitization of a toilet bowl and sink takes time. A quote for an office with 4 bathrooms will be significantly higher than one with a shared corridor restroom managed by building management.
5. Specialized Areas
Does your office have a server room or a prayer room (Surau)?
The Detail: These areas require specific protocols (no water in server rooms, specific respect for prayer mats) that require trained staff.
What’s Typically Included
Standard Office Cleaning Package
- Vacuuming carpets and sweeping floors
- Mopping hard surfaces with neutral cleaner
- Dusting desks (accessible areas only)
- Emptying trash bins and replacing liners
- Sanitizing sinks, toilets, and mirrors
- Wiping down pantry counters and tables
- Spot cleaning glass doors
Usually Extra (The “Add-Ons”)
- Exterior Window Cleaning: High-rise windows require licensed abseilers.
- Carpet Extraction: This is a deep shampoo, not just vacuuming.
- Dishwashing: Unless specified, cleaners rarely wash individual mugs left on desks.
- Upholstery Cleaning: Sofa and office chair deep cleaning.
- Consumables Supply: Toilet paper, hand soap, and towels are usually billed separately.
How to Get the Best Value
1. Centralize Your Consumables
Ask your cleaning provider if they can supply toilet paper and hand towels.
The Tip: We often buy these items in bulk at rates far lower than what you would pay at the supermarket. Bundling this with your contract can save you RM50-RM100 monthly.
2. Define “Clean” Explicitly
Be specific about what matters most.
The Strategy: If your team eats at their desks, prioritize trash removal and ant prevention. If you host clients daily, prioritize the reception area and glass doors.
3. Request a Trial
Never sign a 12-month contract blindly.
The Action: Ask for a one-month probation period. This allows you to test the cleaner’s reliability and the management’s responsiveness without long-term risk.
4. Check the “Replacement Policy”
What happens when the cleaner is sick?
The Question: Ask specifically: “If my regular cleaner calls in sick at 8 AM, what time will the replacement arrive?” A professional agency will have a standby team ready to deploy by 10 AM.
Red Flags in Office Cleaning Quotes
Be cautious if:
- The Hourly Rate is Under RM25: This is mathematically impossible with the new minimum wage and transport costs. It usually means the workers are undocumented or not receiving EPF.
- No Site Visit: A reputable company needs to see the layout, flooring, and “clutter level” to give an accurate price.
- Vague Inclusions: A quote that just says “Cleaning Services” allows them to charge extra for basic tasks later.
- Cash-Only Payments: This prevents you from claiming the expense as a tax deduction and suggests an unregistered business.
Our Office Cleaning Pricing
At 22 Cleaning Service, our office cleaning service is built on transparency and reliability. We know that a clean office is the silent engine of your business success.
Starting from RM250/month for small offices with bi-weekly service.
What’s Included
- Industrial-grade cleaning supplies and HEPA-filter vacuums
- Fully vetted and trained cleaners (local & legal)
- Automatic replacement for cleaner absence
- Monthly quality audits by a supervisor
- Flexible after-hours or weekend slots
No Hidden Fees
The quote we provide is the final invoice amount. You will never see surprise charges for:
- Transport or petrol allowances
- Public holiday surcharges (unless pre-agreed)
- Basic equipment wear and tear
Get Your Custom Quote
Every workspace has its own rhythm and requirements. To get a price that matches your exact needs, share a few details with us:
- Office location (e.g., “Bangsar South, near the Nexus”)
- Approximate size in sq ft
- Number of bathrooms and pantry type
- Preferred cleaning schedule (e.g., “Mon/Wed/Fri mornings”)
WhatsApp us at +60 16-254 2022 for a free, no-obligation consultation. We are happy to drop by for a quick site visit to give you the most accurate numbers possible.
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