MM2H Application: The Essential Complete Guide 2026

The MM2H application — Malaysia My Second Home — is Southeast Asia’s most compelling long-stay residency programme for high-net-worth international investors. Restructured between 2023 and 2024, it now operates through a clear four-tier framework offering visa durations from 5 to 20 years, combined with mandatory property investment and a fixed deposit placed in a licensed Malaysian bank. As of May 2025, 57,608 active holders benefit from the programme — and Western applicants from Europe and North America represent a fast-growing minority in what remains a largely untapped market.

This guide provides a complete, operationally precise walkthrough of the MM2H application process in 2026: eligibility by tier, the mandatory agent route, bank selection for your fixed deposit, a full document checklist, realistic timelines, total cost breakdown, and the critical property purchase requirement that many online guides still overlook.

Table of Contents

1. The MM2H 4-Tier System: Silver, Gold, Platinum & SEZ
2. Eligibility Requirements by Tier (2026)
3. Why You Must Use a Licensed MM2H Agent
4. Bank Selection for Your Fixed Deposit
5. The Mandatory Property Purchase Requirement
6. Complete Document Checklist
7. Step-by-Step Application Timeline
8. Total Cost Breakdown 2026
9. 5 Timeline Optimization Strategies
10. FAQ: MM2H Application

1. The MM2H 4-Tier System: Silver, Gold, Platinum & SEZ

The Malaysia My Second Home programme was comprehensively relaunched by MOTAC (Ministry of Tourism, Arts and Culture) in July 2024, replacing all previous frameworks with a single, unified four-tier structure. The reform introduced compulsory property purchase, revised fixed deposit thresholds, and a brand new SEZ (Special Economic Zone) tier targeting digital economy professionals and younger entrepreneurs. The rules have remained stable since July 2024, making 2026 an ideal entry window before further tightening.

The SEZ tier — also referred to as SFZ (Special Financial Zone) — was introduced in 2025 and is currently limited to Forest City in Johor, adjacent to the Singapore border. It offers lower financial entry thresholds and appeals to cross-border professionals and digital nomads. However, property must be purchased directly from SEZ-certified developers before or concurrent with the application, and the development’s limited occupancy and restricted resale market make it a less attractive route for pure investment-oriented HNW applicants. For Western investors from France, Belgium, Switzerland, the UK or the USA, the Silver, Gold, or Platinum tiers typically represent the optimal pathway.

2. Eligibility Requirements by Tier (2026)

Beyond financial thresholds, the MM2H application requires all principal applicants to meet personal, health, and legal standing criteria that apply uniformly across tiers.

Universal Eligibility Criteria

• Citizen of a country with diplomatic relations with Malaysia
• Minimum age: 25 (Silver, Gold, Platinum) or 21 (SEZ)
• Valid passport with at least 18 months’ validity at time of application
• No criminal record (police clearance required from country of origin)
• No history of MM2H visa revocation
• Medical certificate from a Malaysian-registered doctor (post-conditional approval)
• Valid Malaysian medical insurance (minimum coverage RM 100,000)

Financial Thresholds by Tier

For the Silver MM2H application, you must demonstrate liquid offshore assets and place a USD 150,000 fixed deposit in a licensed Malaysian bank. Additionally, you must purchase a qualifying residential property worth at least RM 600,000 within 12 months of visa endorsement. The Gold tier requires a USD 500,000 deposit and RM 1,000,000 property; Platinum requires USD 1,000,000 and RM 2,000,000. Note that state-level minimum purchase prices for foreigners (particularly in Selangor, Johor, Penang, and Kuala Lumpur) may override the MM2H minimums where they are higher — always verify the applicable threshold for your target location with your agent.

Residency Obligation

Principal applicants under 50 years old must spend a minimum of 90 cumulative days per year in Malaysia. This obligation can be fulfilled collectively with dependants — meaning time spent in Malaysia by a spouse or enrolled child counts toward the principal’s 90-day requirement. Principal applicants aged 50 and above are exempt from this minimum stay condition. This is a frequently cited advantage for older retirees who wish to maintain flexibility between Malaysia and their home country.

Dependants Under MM2H

The following family members may be included as dependants at no additional fixed deposit requirement: your spouse, biological or legally adopted children who are unmarried, under 34 years old, and not employed in Malaysia; disabled children with no age limit; and parents or parents-in-law (available from the Platinum tier onwards, subject to agent confirmation). Each dependant requires their own passport documentation, photographs, and — for those aged 18 or above — a police clearance certificate.

3. Why You Must Use a Licensed MM2H Agent

One of the most important updates in the 2024 reform is one that many outdated guides still miss: self-directed (DIY) MM2H applications are no longer permitted. Under the current MOTAC guidelines, all applications must be submitted exclusively through a licensed MM2H agent registered with the Ministry of Tourism, Arts and Culture under the Tourism Industry Act 1992 (Act 482). There is no workaround — applications submitted outside this channel are rejected outright.

This is not merely a formality. The agent system serves a genuine quality control function: MOTAC receives applications only through its One Stop Centre (OSC MM2H) in Putrajaya, and agents act as regulated intermediaries who certify the completeness and compliance of each dossier. An agent’s licence number must appear on the submission — the current licence numbering series (e.g., MM2H810 for Alter Domus, one of Malaysia’s oldest active licensees) is verified by MOTAC against its registry.

How to Verify a Licensed MM2H Agent

1. Check the MOTAC official registry at mm2h.gov.my — licensed agents are listed publicly.
2. Confirm a physical Malaysian office — no legitimate MM2H agent operates purely online from outside Malaysia.
3. Request their licence number — it must follow the MM2H series (e.g., MM2H810). Reject any agent who hesitates.
4. Ask for recent client references and approval examples — a credible agent will have approved applications from 2024–2025 and be willing to share anonymised case references.
5. Insist on an itemised fee quote — agent fees are government-fixed (RM 40,000–70,000 per tier) and cannot legally exceed these amounts. Any agent quoting outside these ranges is in violation of the Price Control and Anti-Profiteering Act 2011.

Agent fees cover a comprehensive package of services including application submission, health examination coordination, visa fee handling, airport transfers for MOTAC visits, endorsement of the MM2H pass, and post-approval support. The fee is paid by the principal applicant only — dependants are not subject to separate agent fees.

4. Bank Selection for Your MM2H Fixed Deposit

The fixed deposit is one of the two financial pillars of the MM2H application (alongside the property purchase). It must be placed in a licensed Malaysian financial institution under the Financial Services Act 2013 (Act 758) or the Islamic Financial Services Act 2013 (Act 759). No specific bank is mandated by MOTAC — the choice is yours — but the practical implications of this decision are significant.

Top Banks for MM2H Fixed Deposits

Maybank (Malayan Banking Berhad) is Malaysia’s largest bank by assets and the most commonly used institution for MM2H fixed deposits. Its international banking division offers dedicated relationship managers for foreign HNW clients, English-language service across branches, and the broadest correspondent banking network in the country. USD fixed deposit rates at Maybank typically range from 4.5–5.2% per annum in 2025–2026, though rates fluctuate with the US Federal Reserve cycle.

CIMB Bank is the second most popular option. Its strong SWIFT connectivity with European and North American banks makes international wire transfers faster (typically 1–2 business days for correspondent routes) and reduces transfer fees. CIMB also offers multi-currency accounts, which simplify the management of a fixed deposit denominated in USD from a European base.

HSBC Malaysia and Standard Chartered Malaysia are strongly preferred for applicants who already hold accounts with these institutions globally. KYC (Know Your Customer) requirements are substantially reduced when you are an existing client of the same group, which can cut account-opening time from 4–6 weeks to as few as 5–7 business days. This alone can meaningfully compress your overall timeline.

Hong Leong Bank and Public Bank complete the practical shortlist, particularly for applicants based in Kuala Lumpur or Penang, where both have dedicated wealth management divisions familiar with the MM2H process.

Fixed Deposit Withdrawal Rules

Up to 50% of the fixed deposit may be withdrawn for approved purposes: residential property purchase (including SPA costs), children’s education fees, medical expenses (excluding insurance premiums), and certain tourism-related expenses. The 50% withdrawal for property is available immediately upon submitting the SPA — provided the SPA date falls within 2 years prior to the visa issuance date. The remaining 50% must be maintained in the account until visa termination. Crucially, you are no longer required to wait until the second year to access the property-related withdrawal, as was the case under previous rules.

5. The Mandatory Property Purchase Requirement

This is the most frequently overlooked element of the current MM2H application framework — and the most consequential if missed. Since the July 2024 reform, property purchase is mandatory for all tiers (Silver, Gold, Platinum, and SEZ). It is not optional, not deferrable, and not replaceable by a rental agreement.

You have 12 months from visa endorsement to sign a Sale and Purchase Agreement (SPA) and submit it to MOTAC. For the SEZ tier, the window is compressed to 3–6 months depending on the specific approval issued. Missing this deadline results in automatic visa cancellation — with no extensions granted as a matter of standard policy. The property must meet both the MM2H tier minimum purchase price and the applicable state-level minimum for foreign buyers, whichever is higher.

Can You Use an Existing Malaysian Property?

Yes, under specific conditions. If you already own a residential property in Malaysia, it can satisfy the MM2H property requirement — provided the SPA contains your name (or joint name with your spouse) and was signed no more than 2 years before your MM2H visa endorsement date. A property purchased 3 or more years ago cannot be used to meet this condition. This timing rule catches many long-term Malaysia property owners by surprise and is worth raising with your agent at the outset of the process.

Property Restrictions

• Property must be residential (not commercial)
• Cannot be sold for a minimum of 10 years, unless upgrading to a higher-value property or terminating the MM2H visa
• Must meet the MM2H tier minimum AND the state-level foreign buyer minimum (Johor, Selangor, Penang and KL all apply varying additional thresholds)
• SEZ tier: property must be purchased directly from SEZ-certified developers only

For those planning to combine their MM2H residency with a real estate investment strategy, this obligation is also an opportunity. Investing in a qualifying Malaysian property alongside the fixed deposit effectively deploys two capital pools in a growing market. Our Ultimate Guide to Investing in Malaysia 2026 covers property market dynamics, top neighbourhoods, and expected yields in depth.

6. Complete MM2H Application Document Checklist

The following checklist reflects verified requirements under the July 2024 MOTAC framework, in effect throughout 2026. All documents must be originals or certified true copies unless otherwise specified. Non-English and non-Bahasa Malaysia documents require certified translation.

Personal Documents (All Tiers)

• Passport — all pages, colour scan, minimum 18 months’ validity
• 4 colour passport photographs (white background, 35mm × 50mm)
• Birth certificate (certified copy + official translation if not in English or BM)
• Marriage certificate (if applicable — certified copy + translation)
• National identity document or equivalent
• Police clearance certificate / Letter of Good Conduct (from country of origin AND from any country of residence exceeding 12 months in the past 5 years)
• Letter of intent (prepared with your agent)
• Statutory Declaration where required

Financial Documents

• Bank statements — 3 most recent months from overseas accounts, bank-certified
• Proof of liquid assets meeting tier threshold (investment account statements, property valuations)
• Income Tax Return or equivalent for the last 2 fiscal years (where applicable)
• Pension statements, dividend records, rental income documentation — certified (as applicable)

Post-Conditional Approval Documents

• Medical examination report from a Malaysian-registered clinic or hospital
• Medical insurance policy valid in Malaysia (min. RM 100,000 coverage) — from a Malaysian insurer
• Fixed deposit certificate from licensed Malaysian bank
• Bank LIEN letter
• Proof of Malaysian residential address (tenancy agreement or utility bill)
• Sale and Purchase Agreement (SPA) — to be submitted within 12 months of visa endorsement

For Dependants

• Passport (all pages) — minimum 18 months’ validity
• Photographs (same specifications as principal)
• Birth certificate or marriage certificate (linking dependant to principal)
• Police clearance for dependants aged 18 and above

7. Step-by-Step MM2H Application Timeline

The MM2H application process unfolds in five sequential phases. A well-prepared applicant working with an experienced licensed agent can typically complete the full process in 4 to 6 months.

Phase 1 — Document Preparation (4–8 weeks)

This phase is almost universally underestimated. Police clearance certificates are the critical path item: in France (casier judiciaire national), Belgium (extrait de casier judiciaire), and Switzerland, processing times range from 3 to 6 weeks. Request these on day one. Bank-certified financial statements may require branch appointments in person. Documents in French, German, Dutch, or other languages must be professionally translated into English and notarised. If your country requires an apostille under the Hague Convention, add 2–3 weeks for legalisation through the relevant national authority.

Phase 2 — Agent Engagement and Submission (1–2 weeks)

Once you have selected a MOTAC-licensed agent, they will conduct a pre-submission dossier review. This is one of the most valuable services a competent agent provides — identifying gaps before MOTAC sees them. Upon confirmation of completeness, the agent submits to MOTAC’s One Stop Centre in Putrajaya. You will receive a submission reference number within 48–72 hours.

Phase 3 — MOTAC Review and Conditional Approval Letter (4–12 weeks)

MOTAC reviews the dossier and, if satisfied, issues a Conditional Approval Letter (CAL). Standard processing for a complete, well-organised application is 4–8 weeks. Complex dossiers — multiple income sources, non-standard asset types, or applicants from countries requiring enhanced security vetting — can take 10–14 weeks. If MOTAC issues a Request for Additional Information (RAI), you must respond within 14 days to avoid dossier suspension. Your agent manages this communication on your behalf.

Phase 4 — Fulfilling Conditions (4–8 weeks)

Upon receiving the CAL, you must fulfil all conditions before collecting your visa. This includes: opening a Malaysian bank account (if not already done), placing the required fixed deposit, obtaining a Malaysian medical examination, securing Malaysian health insurance, and confirming residential accommodation. Once all conditions are met, your agent submits the proof documents to MOTAC.

Phase 5 — Visa Endorsement and Property Purchase (2–14 months)

Your agent takes your passport (and those of your dependants) to the MM2H Centre in Putrajaya for visa endorsement. The MM2H Social Visit Pass is stamped in your passport — this is the visa issuance date that triggers your 12-month property purchase deadline. SPA preparation timelines vary significantly by state: typically 1–2 months in Kuala Lumpur and Selangor, but up to 6 months in more complex state jurisdictions. Budget conservatively — an 8-month timeline from visa endorsement to SPA signing is realistic and leaves a comfortable margin before the 12-month deadline.

8. Total Cost Breakdown — MM2H Application 2026

Understanding the total financial commitment of an MM2H application requires distinguishing between refundable capital (fixed deposit) and non-recoverable costs (fees, insurance, legalisation). The following table consolidates all major cost items for a Silver-tier single principal applicant.

The fixed deposit is capital, not a fee — it remains your asset and earns annual interest throughout your participation in the programme. For a Gold-tier applicant placing USD 500,000 at 5% per annum, the deposit generates approximately USD 25,000 in annual interest, which more than covers the non-recoverable costs of the application within 3 years. The property purchase is also an investment asset that participates in Malaysian real estate appreciation and, depending on the location, generates rental income.

9. 5 Proven Strategies to Optimise Your MM2H Application Timeline

Experienced licensed agents and successful applicants consistently cite the following five practices as the most reliable ways to compress the MM2H application timeline without sacrificing dossier quality.

1. Launch police clearances on day one. This is universally the longest-lead-time document in Western countries. In France, Belgium, Switzerland, and Germany, the processing chain — application, issuance, apostille, certified translation — can take 6–10 weeks when accumulated. Any delay here delays everything. Apply the morning you decide to proceed.

2. Open a Malaysian bank account before conditional approval. Several Malaysian banks (HSBC Malaysia, Standard Chartered Malaysia, and Maybank’s international division) allow non-resident account opening in advance, with just passport, proof of address, and proof of funds. Having the account ready means you can place the fixed deposit within 2–3 business days of receiving the CAL, rather than waiting 2–4 weeks for account onboarding.

3. Engage your property search early. The 12-month post-endorsement window for property purchase sounds generous, but SPA preparation in certain Malaysian states takes 1–6 months. Starting your property search during Phase 3 (while MOTAC is reviewing your dossier) means you can identify a qualifying property, negotiate a price, and have a developer or solicitor ready to draft the SPA within weeks of receiving your visa endorsement.

4. Submit in Q1 (January–March). MOTAC’s processing volumes are demonstrably lower in the first quarter, when the post-holiday backlog has been cleared and the fiscal year is new. Applicants who submit in January or February consistently report conditional approval letters arriving 2–3 weeks faster than summer submissions.

5. Choose an agent with a dedicated property desk. The most common source of timeline slippage in 2025–2026 is misalignment between the visa milestone and the property purchase deadline. Agents who offer integrated property guidance — not just visa processing — can synchronise both tracks in parallel, preventing the scenario where your visa is endorsed but your property search has not yet started.

10. FAQ — MM2H Application 2026

Can I still apply for MM2H without an agent (DIY)?

No. Since the July 2024 reform, all MM2H applications must be submitted through a MOTAC-licensed agent. Self-directed applications are explicitly excluded. This applies to all four tiers including the SEZ pathway. There is no alternative submission channel.

How long does the MM2H application process take?

With a competent licensed agent and a well-prepared dossier, the realistic timeline from initial document preparation to visa endorsement is 4 to 6 months. Complex cases or incomplete dossiers can extend this to 9–12 months. The property purchase runs in parallel and must be completed within 12 months of visa endorsement.

What is the minimum stay requirement for MM2H?

Principal applicants under 50 years old must spend a minimum of 90 cumulative days per year in Malaysia. This obligation can be shared with dependants. Applicants aged 50 and above are exempt from this condition, making MM2H particularly attractive as a retirement visa for older Western applicants.

Can I work in Malaysia with an MM2H visa?

Generally no — the MM2H is a social visit pass, not a work permit, and full-time employment with a Malaysian company is not permitted. However, you may invest freely, act as a company director (in a non-executive, non-operational capacity), manage overseas income and portfolios from Malaysia, and engage in certain part-time activities. If you wish to work professionally in Malaysia, a separate Employment Pass or Professional Visit Pass is required.

What happens if I miss the 12-month property purchase deadline?

Your MM2H visa is cancelled. MOTAC does not grant standard extensions to this deadline. If you already own a qualifying Malaysian property — with an SPA dated within 2 years before your visa endorsement — you may use it to satisfy the requirement. Otherwise, you must purchase a new qualifying property within the window. This is the single most consequential deadline in the entire MM2H process and should be treated as a hard commitment from day one.

What is the difference between federal MM2H and Sarawak MM2H (S-MM2H)?

The Sarawak MM2H (S-MM2H) is a state-level programme with significantly lower financial thresholds — RM 150,000 fixed deposit for a couple — but requires residence in Sarawak (Malaysian Borneo) and a separate pool of Sarawak-licensed agents. There is no mandatory property purchase under S-MM2H, and the minimum annual stay in Sarawak is 30 days. It is an excellent alternative for applicants who do not meet federal financial thresholds, though the geographic restriction and more limited real estate market are meaningful trade-offs.

How does the MM2H renewal work?

Renewal requires proof that the fixed deposit remains in place, updated financial statements, a new medical examination, and valid health insurance. Your licensed agent handles the renewal submission. The renewal fee covers both the government charge and the agent’s service fee. Renewal should be initiated at least 3 months before visa expiry. Dependants included under your original application are renewed simultaneously.

Ready to Begin Your MM2H Application?

The MM2H application rewards those who prepare thoroughly and engage qualified professionals early. In 2026, the programme offers Western HNW investors a uniquely structured pathway to long-term Malaysian residency — combining a yield-generating fixed deposit, a qualifying property investment, and a visa tenure of up to 20 years. The entry window before potential further tightening is now.

For a broader overview of Malaysia’s investment landscape — real estate yields, REIT performance, capital markets, and business opportunities — explore our Investing in Malaysia: The Ultimate Guide 2026.

Our network includes MOTAC-licensed MM2H agents specialising in Western applicants from France, Belgium, Switzerland, the UK, and the United States. Contact us for a complimentary eligibility assessment and agent referral.

Disclaimer: This article is for informational purposes only and does not constitute legal or immigration advice. MM2H requirements are subject to change. Always verify current conditions with MOTAC (mm2h.gov.my) or a MOTAC-licensed agent before proceeding. Last updated: February 2026.