This study investigates the factors influencing the rental value of residential properties near educational institutions in Kuala Lumpur, Malaysia, where rental prices have shown steady growth but vary significantly across different areas. The research focuses on the impact of locational attributes on rental values, examining key factors such as proximity to the central business district, public transportation access, environmental amenities, green spaces, safety, and neighbourhood services. Data was collected from approximately 300 students renting houses in these areas using a snowballing sampling method, which helped to reach participants through referrals, ensuring a relevant sample of renters in educational zones. The data was then analysed using SPSS, employing Descriptive analysis and Pearson correlation to assess the strength and significance of relationships between locational attributes and rental values. In conclusion, the results show that the proximity to educational center (r=0.50, p<0.05) and proximity to public transportation (r=0.37, p<0.05) statistically significant to the rental values, on the other hand, attribute of green urban areas (r=-0.11, p>0.05) shows no significant to the rental values. The study contributes to the existing literature by providing empirical evidence on the role of locational attributes in shaping rental values near educational institutions, helping bridge the knowledge gap in urban housing research. These results offer practical implications for property developers who can use these insights to develop a property which fix the demands and needs, property investors and owners, who can adjust the pricing strategies based on the demand for key location and also the policymakers who can incorporate these findings into urban planning and housing policies to enhance the rental market’s sustainability in educational zones.