Buying property in Malaysia as a foreigner
Foreigners can buy homes in Malaysia with state consent, above a minimum price that each state sets: from RM300,000 in parts of Perak to RM3 million for landed homes on Penang island. MM2H holders must also meet their programme’s own minimum.
Minimum prices by state
| State | Minimum price (residential) | Consent and fees | Not allowed | Status |
|---|---|---|---|---|
| Kuala Lumpur | RM1,000,000 | Consent from the Federal Territory Land and Mines Office | No low or low-medium cost units, Malay Reserve Land or Bumiputera units | Bar Council table (Oct 2024) |
| Putrajaya | RM1,000,000 | Consent from the Federal Territory Land and Mines Office | Federal exclusions (low-cost, Malay Reserve, Bumiputera units) | Bar Council table (Oct 2024) |
| Labuan | RM1,000,000 | Consent from the Federal Territory Land and Mines Office | Federal exclusions | Bar Council table (Oct 2024) |
| Selangor | RM2,000,000 (Petaling, Gombak, Hulu Langat, Sepang, Klang, Kuala Selangor, Kuala Langat); RM1,000,000 (Hulu Selangor, Sabak Bernam) | Consent from the Selangor state authority (land office) | Strata and landed-strata titles only (no individual-title landed homes); no auction properties or agricultural land | Bar Council table (Oct 2024) One source lists RM1.5m for high-rise; the date the RM2m threshold took effect is unconfirmed. |
| Penang | Island: strata RM1,000,000, landed RM3,000,000. Mainland: strata RM500,000, landed RM1,000,000 MM2H: RM500,000 on island and mainland, residential only, up to 2 units | RM10,000 application fee per title; approval levy 1.5–3% of the price | No low or medium-cost homes, Bumiputera units or auction properties; cannot resell within 3 years of the SPA | Checked with state land office |
| Johor | RM1,000,000 (new or subsale) | RM2,000 application fee per title; approval levy 3% of the price, minimum RM30,000 (from 1 Jul 2025) | No single or 1.5-storey terraces, Bumiputera units, heritage properties or Malay Reserve Land | Checked with state land office Some guides cite RM2m for landed homes in certain zones, and lower minimums in Iskandar or Forest City; unverified. |
| Melaka | Strata RM500,000; landed RM1,000,000 (up to 2 units) | State approval; master-title properties need extra approval | No low-cost units, single-storey terraces, auction properties or Heritage Zone homes; no resale within 5 years | Bar Council table (Oct 2024) |
| Negeri Sembilan | Strata RM600,000; landed RM1,000,000 | State authority approval | No Malay Reserve Land, customary land, Bumiputera lots, low-cost units or auction properties | Bar Council table (Oct 2024) One 2026 guide gives RM650,000 for strata. |
| Perak | Developer purchases only, by zone: Ipoh landed RM700k+, strata RM500k+; other towns from RM300k–500k | State approval | No subsale purchases; no freehold property for foreigners since September 2023 | Sources differ — confirm Some 2026 guides give a flat RM1m. |
| Pahang | RM1,000,000 | State EXCO approval and a levy (rate not published) | No agricultural land | Sources differ — confirm |
| Kedah | RM1,000,000 | State approval and a levy (rate not published) | No single-storey terraces, low-cost or Bumiputera units, auction properties or Malay Reserve Land | Sources differ — confirm Some 2026 guides say RM600,000 on the mainland and RM1m in Langkawi. |
| Perlis | RM500,000 | State approval | Federal exclusions | Sources differ — confirm |
| Kelantan | RM500,000 to RM1,000,000 (sources differ) | State approval | Much of the land is Malay Reserve | Sources differ — confirm Bar Council table says RM500,000; 2026 guides say RM1m. |
| Terengganu | RM1,000,000 | State approval | No agricultural land | Sources differ — confirm |
| Sabah | RM1,000,000 (some sources: RM600,000 for high-rise) | Under the Sabah Land Ordinance | Confirm with the Sabah Lands and Surveys Department | Sources differ — confirm Bar Council table says RM1m; 2026 guides say RM600,000 for strata under a state circular. |
| Sarawak | RM500,000 (some sources: RM600,000 in Kuching) | Under the Sarawak Land Code | Residential only; non-residential not permitted for foreigners | Sources differ — confirm One 2026 guide says RM600,000 in Kuching Division. |
Federal rules everywhere: no low or low-medium cost homes, Malay Reserve Land or Bumiputera-allocated units. State rules change; confirm with the state land office or your lawyer before you commit.
Stamp duty
Transfer of a home to a non-citizen (not a permanent resident): a flat 8% of the price or market value, whichever is higher, from 1 January 2026 under the Finance Bill 2025 (it was 4% from 2024). Permanent residents pay the normal 1–4% scale.
RPGT when you sell
Real Property Gains Tax for non-citizens: 30% if sold within 5 years, 10% from year 6. The buyer withholds 7% of the price for a non-citizen seller.
State levies
No federal foreign-buyer levy. Some states charge an approval levy: Penang 1.5–3% plus a RM10,000 application fee; Johor 3% (minimum RM30,000) plus RM2,000.
Home loans for foreigners and MM2H holders
Bank Negara rules allow Malaysian banks to lend to non-residents for property. These banks publish MM2H home financing:
- CIMB (MM2H Home Financing) ↗
Up to 85% including MRTA/MLTA, legal and valuation fees; completed homes; up to 35 years or age 70
- Bank Rakyat (MM2H / S-MM2H Home Financing-i) ↗
Up to 80% plus 5% for MRTT, legal and valuation; minimum income RM40,000 a month; up to 35 years or age 70
Other banks lend to foreigners case by case. Compare home loans and ask each bank about foreign-buyer terms.
Questions people ask
Can foreigners buy property in Malaysia?
Yes, with state consent, above each state’s minimum price, and not in restricted categories such as low-cost homes, Bumiputera units or Malay Reserve Land.
What is the minimum price for foreigners in Kuala Lumpur?
RM1,000,000 for residential property, per the Malaysian Bar Council’s state table (as at October 2024).
How much stamp duty do foreigners pay?
Transfer of a home to a non-citizen (not a permanent resident): a flat 8% of the price or market value, whichever is higher, from 1 January 2026 under the Finance Bill 2025 (it was 4% from 2024). Permanent residents pay the normal 1–4% scale.
Can foreigners get a home loan in Malaysia?
Yes. Malaysian banks may lend to non-residents for property. CIMB (up to 85%) and Bank Rakyat (up to 80% + 5%) publish MM2H home financing; ask other banks directly.
Checked 21 October 2026. Sources: Skrine: proposed Stamp Act amendments (Nov 2025)Malaysian Bar Circular 444/2024 (as at Oct 2024) Not legal or tax advice.