Quick Facts at a Glance
Minimum Purchase Price by State (2026)
Each state sets its own minimum price for foreign buyers. Thresholds may change — always verify with the state land office.
| State | Minimum Price | Notes |
|---|---|---|
| Kuala Lumpur | RM1,000,000 | No landed restriction |
| Selangor | RM2,000,000 | Zone-dependent; some areas RM1M |
| Johor | RM1,000,000 | Forest City & Iskandar popular |
| Penang | RM1,000,000 | Landed restricted on island |
| Perak | RM1,000,000 | Lower prices; retiree-friendly |
| Negeri Sembilan | RM1,000,000 | Near KL; affordable alternatives |
| Melaka | RM1,000,000 | Heritage appeal; condo popular |
| Sabah | RM500,000 | Lower threshold; tourism market |
| Sarawak | RM500,000 | Lower threshold; own land laws |
| Kedah | RM1,000,000 | Langkawi popular for foreign buyers |
| Pahang | RM1,000,000 | Cameron Highlands; resort properties |
| Terengganu | RM1,000,000 | Limited foreign transactions |
| Kelantan | RM1,000,000 | Restricted; limited availability |
| Perlis | RM1,000,000 | Smallest state; few options |
| Labuan | RM500,000 | Federal territory; offshore hub |
Step-by-Step Buying Process
Choose Your Property
Search for properties above the minimum price threshold for the state. Work with a registered real estate agent (REN) for local expertise. Ensure the property is not on Malay Reserved Land or a Bumiputera-only lot.
Engage a Lawyer
Appoint a Malaysian property lawyer to handle the Sale & Purchase Agreement (SPA), title search and state consent application. Legal fees are typically 1% of purchase price for the first RM500k, then 0.8% for the next RM500k.
Sign SPA & Pay Deposit
Sign the SPA within 14 days of booking. Pay 10% deposit (2% booking + 8% within 14 days). The remaining 90% is typically financed via bank loan or paid in stages during construction.
Apply for State Consent
Your lawyer submits a state consent application to the state authority. Processing takes 3–6 months depending on the state. A consent fee applies (varies by state, typically RM1,000–RM10,000).
Arrange Financing
Foreigners can obtain Malaysian bank loans of up to 60–70% of property value. Required documents: passport, visa, proof of income, bank statements. Interest rates are typically 0.5–1% higher than for citizens.
Complete Transfer & Pay Duties
Pay stamp duty (1–4% tiered), legal fees and state consent fees. Your lawyer registers the title transfer at the land office. Total closing costs are approximately 4–6% of purchase price.
MM2H — Malaysia My Second Home
The MM2H programme is a long-term visa that allows foreigners to live in Malaysia. While not required to buy property, it offers advantages for property buyers who plan to relocate or retire in Malaysia.
MM2H Requirements (2026)
- •Monthly offshore income: RM40,000+
- •Fixed deposit: RM1,000,000 (Peninsular) / RM500,000 (Sabah/Sarawak)
- •Liquid assets: RM1,500,000+
- •Valid passport with 12+ months validity
Benefits for Property Buyers
- •10-year renewable visa — live in Malaysia full-time
- •Easier bank loan approval and potentially better rates
- •Can withdraw part of FD for property purchase after 1 year
- •Bring spouse, children (under 21) and parents
Best Property Types for Foreign Buyers
High-rise Condo
Most popular for foreigners. No state restrictions on foreign ownership of strata titles in most states. Easier to rent out.
Serviced Apartment
Built on commercial land — may not require state consent in some cases. Often in prime urban locations with facilities.
Landed Property
Terrace, semi-D or bungalow. Higher appreciation but some states restrict foreign landed ownership. Always check state rules.
Commercial Property
Shops, offices, and industrial lots have fewer restrictions for foreign buyers in most states.
Top Locations for Foreign Buyers
Expat hub, luxury condos, international schools, walkable
Mature neighborhood, F&B scene, family-friendly
UNESCO heritage, digital nomads, affordable relative to KL
Singapore proximity, Forest City, lower prices
RM500k threshold, nature tourism, beachfront options
Duty-free island, resort lifestyle, retiree community
Total Buying Costs Breakdown
| Cost Item | Rate | Example (RM1M property) |
|---|---|---|
| Stamp Duty | 1–4% tiered | ~RM24,000 |
| Legal Fees (SPA) | 0.4–1% tiered | ~RM5,000–RM7,000 |
| Legal Fees (Loan) | 0.4–1% tiered | ~RM3,500–RM5,000 |
| Valuation Fee | 0.25% (capped) | ~RM2,500 |
| State Consent Fee | Varies by state | ~RM1,000–RM10,000 |
| Total Estimated | ~4–6% | ~RM36,000–RM49,000 |
Panduan Pembelian Hartanah oleh Warga Asing di Malaysia 2026
Warga asing dibenarkan membeli hartanah di Malaysia tertakluk kepada harga minimum yang ditetapkan oleh setiap negeri — biasanya RM1 juta bagi Semenanjung dan RM500,000 bagi Sabah, Sarawak dan Labuan. Hartanah di atas Tanah Rizab Melayu dan lot Bumiputera tidak boleh dibeli oleh warga asing. Kelulusan pihak berkuasa negeri (State Consent) diperlukan dan biasanya mengambil masa 3–6 bulan. Pinjaman bank sehingga 60–70% daripada nilai hartanah boleh diperoleh. Cukai Keuntungan Harta Tanah (RPGT) dikenakan pada kadar 30% jika dijual dalam tempoh 5 tahun, dan 10% selepas 5 tahun. Visa MM2H tidak diperlukan untuk membeli hartanah tetapi memberi kelebihan dari segi pinjaman dan hak tinggal jangka panjang.