Can foreigners buy property in Malaysia? Price calculator
Enter a state and a price to see if a foreigner can buy there. The calculator checks the price against the state minimum.
Example: a RM1.2 million condo in Kuala Lumpur. Enter your own.
- Stamp duty on the transfer at 8%Foreign buyers, residential property, since 1 January 2026. Full cost calculator.
- RM 96,000
Federal floor of RM1m. Consent from the Federal Territories land office (PTGWP).
Every state's minimum
- Johor: apartment RM 1,000,000, house RM 1,000,000. Same RM1m floor from a developer or on subsale. Single-storey and 1.5-storey terrace houses, low-cost and low-medium-cost units, Bumiputera-quota units, Malay Reserve land, court-ordered sales and public auctions, and heritage-gazetted property are excluded. Permanent residents count as foreign buyers. Medini (Iskandar Puteri) is exempt from the price floor, and some developers obtain one-off approval to sell unsold units below RM1m; those units can then only be resold to Malaysians below RM1m (NST, 20 Apr 2026).
- Kedah: apartment RM 1,000,000, house RM 1,000,000. Bar Council table: RM1m residential; single-storey terrace, low-cost, Bumiputera-quota, auctioned and Malay Reserve properties off limits. Older law-firm guides and property portals give RM600,000 for mainland Kedah and RM1m for Langkawi.
- Kelantan: apartment RM 500,000, house RM 500,000. Bar Council table gives RM500,000 residential; property portals give RM1m. Much of the state's land is Malay Reserve land, which foreigners cannot buy.
- Kuala Lumpur: apartment RM 1,000,000, house RM 1,000,000. Federal floor of RM1m. Consent from the Federal Territories land office (PTGWP).
- Labuan: apartment RM 1,000,000, house RM 1,000,000. Same RM1m rule as Kuala Lumpur.
- Melaka: apartment RM 500,000, house RM 1,000,000. Limit of 2 residential units per foreign buyer. The property cannot be transferred or leased for 5 years after the transfer is registered (registrar's caveat). Off limits: low-cost and low-medium-cost units, single-storey and 1.5-storey terrace houses, units allocated to Malays, auction properties, Malacca Customary Land and the heritage zone.
- Negeri Sembilan: apartment RM 600,000, house RM 1,000,000. Strata RM600,000; landed and landed strata RM1m (freehold and leasehold), as announced by the Menteri Besar in June 2020 (The Star, 24 Jun 2020) and listed in the Bar Council table. Off limits: Malay Reserve land, customary (adat) land, Bumiputera lots, low-cost and low-medium-cost units, auction properties.
- Pahang: apartment RM 1,000,000, house RM 1,000,000. Every purchase by a foreigner needs state executive council (EXCO) approval.
- Penang: apartment RM 1,000,000, house RM 3,000,000. Island figures. Mainland (Seberang Perai): RM500,000 strata, RM1m landed. The lower prices of the Home Ownership Campaign (island RM700,000 strata / RM1.5m landed, mainland RM400,000 / RM750,000, for developers' unsold units) ended in December 2024; the state guideline rates apply again (Penang state government, reported by EdgeProp, May 2026). Auction properties are off limits.
- Perak: apartment see note, house see note. Since September 2023 foreigners cannot acquire, hold or inherit freehold property in Perak, and the Bar Council table lists residential purchases as new 60-year leasehold units bought from a developer only, with subsale not permitted. Minimums vary by zone and type: Zone 1 (Ipoh) from RM500,000 strata and RM700,000 landed; Zone 2 from RM350,000 strata and RM500,000 landed; Zone 3 from RM350,000 strata and RM300,000 landed. Property portals still quote a flat RM1m.
- Perlis: apartment RM 500,000, house RM 500,000. Residential RM500,000 per the Bar Council table. No other condition listed.
- Putrajaya: apartment RM 1,000,000, house RM 1,000,000. Same RM1m rule as Kuala Lumpur.
- Sabah: apartment RM 600,000, house RM 1,000,000. General rule RM1m. Exception: high-rise flats, condominiums and commercial suites in mixed developments from RM600,000 per unit, completed or under construction, until the state reviews the figure. One unit from RM500,000 for permanent residents holding a red identity card and some foreign professionals. Permanent residents count as foreign buyers. Sabah has its own land law (Sabah Land Ordinance).
- Sarawak: apartment see note, house RM 500,000. Houses (land with a building): RM500,000, and RM600,000 in Kuching division, under the Land (Market Value of Property for Foreign Acquisition) (Amendment) Direction 2019 (Swk. L.N. 487/2019), as described by law firms SK Ling & Tan and Azmi & Associates (Jan 2024). The same firms say strata units have no set minimum; the Bar Council table gives RM500,000 residential. Sarawak has its own land law (Sarawak Land Code).
- Selangor: apartment RM 2,000,000, house RM 2,000,000. Zones 1 (Petaling, Gombak, Hulu Langat, Sepang, Klang) and 2 (Kuala Selangor, Kuala Langat): RM2m. Zone 3 (Hulu Selangor, Sabak Bernam): RM1m. Only strata and landed strata titles (gated developments); houses on individual titles are not permitted. Auction properties and agricultural land are off limits. A 2020 cut to RM1.5m for strata expired on 31 Dec 2020.
- Terengganu: apartment RM 1,000,000, house RM 1,000,000. Residential RM1m per the Bar Council table.
Thresholds from state land offices where available, otherwise the Malaysian Bar's state-by-state table (October 2024, which says it is not authoritative). Checked 29 October 2026. The price alone does not decide: state consent is needed and some homes are closed to foreigners. Confirm with the state land office.
PropertyGuide
Can foreigners buy property in Malaysia? 2026 minimum prices, state by state
Yes, if the price reaches the state's minimum and the state gives consent. The floors for all 13 states and 3 federal territories, plus levies, buying steps and resale rules.
How this page is kept up to date Every figure in this guide is re-checked against its source by the editors every two months; last check: 29 October 2026. The text is re-read and its sources re-opened by the editors at least every two months. Last change to this page: 6 November 2026.
This is not legal advice. It describes the rules we could find in published sources on 29 October 2026. Each state sets its own rules and can change them without notice. Before you pay a deposit, ask a Malaysian lawyer to confirm the minimum price, fees and conditions for the exact title you want.
Short answer
Yes. A foreigner can buy a home in Malaysia without living there and without a visa. Three conditions apply:
- The price must be at or above the state’s minimum. It is RM1 million in Kuala Lumpur, RM2 million in most of Selangor, and mostly between RM500,000 and RM3 million elsewhere, depending on the state and the type of home.
- The state must give its consent to each purchase, under section 433B of the National Land Code in Peninsular Malaysia (Malaysian Bar, Circular 444/2024, 23 December 2024).
- Some property is never open to foreigners, whatever the price: Malay Reserve land, units set aside for Bumiputera buyers, and low-cost or low-medium-cost homes.
Since 1 January 2026, a foreign buyer also pays 8% stamp duty on the transfer of a home. Our stamp duty and legal fees calculator works out the full cost.
The general rules
Who counts as a foreigner. Any person who is not a Malaysian citizen, and any company that is foreign or at least 50% foreign-owned (National Land Code, s. 433A, quoted in Bar Circular 444/2024). Permanent residents are treated as foreign buyers for state consent in Johor and Sabah: both state guidelines list them by name (Johor land office, read 29 October 2026; Sabah guideline 2022). They do not pay the 8% stamp duty rate, which applies to non-citizens who are not permanent residents.
The federal floor. The Ministry of Economy guideline (formerly the Economic Planning Unit) bars foreigners from buying property worth less than RM1 million per unit. States may set a higher or a lower figure, and they decide each application (Bar Circular 444/2024).
What foreigners cannot buy anywhere (federal guideline, same source):
- property on Malay Reserve land;
- units allocated to Bumiputera buyers in a development;
- low-cost and low-medium-cost homes, as each state defines them;
- property below the minimum price.
What some states add (same source, plus the Johor land office page):
- auction properties: off limits in Johor, Selangor, Penang, Kedah, Negeri Sembilan and Melaka;
- single-storey and 1.5-storey terrace houses: off limits in Johor, Kedah and Melaka;
- customary land: Negeri Sembilan’s tanah adat and Malacca Customary Land;
- house types: in Selangor, only strata and landed strata titles (gated developments), not houses on individual titles;
- freehold: in Perak, since September 2023, foreigners cannot acquire, hold or inherit freehold property;
- number of units: Melaka limits a foreign buyer to 2 homes, and bars transfer or leasing for 5 years after registration.
Buying does not give you a right to live in Malaysia. You need a separate pass, such as MM2H or a work pass.
Minimum prices, state by state
The table shows the minimum for a home bought from its owner (subsale), unless stated. “Strata” means a condominium, apartment or serviced residence; “landed” means a house.
| State or territory | Strata | Landed | Main conditions | Source |
|---|---|---|---|---|
| Kuala Lumpur | RM1,000,000 | RM1,000,000 | Federal floor | Bar Circular 444/2024 |
| Putrajaya | RM1,000,000 | RM1,000,000 | Federal floor | Bar Circular 444/2024 |
| Labuan | RM1,000,000 | RM1,000,000 | Federal floor | Bar Circular 444/2024 |
| Selangor, zones 1 and 2 (Petaling, Gombak, Hulu Langat, Sepang, Klang, Kuala Selangor, Kuala Langat) | RM2,000,000 | RM2,000,000 | Landed strata only | Bar Circular 444/2024 |
| Selangor, zone 3 (Hulu Selangor, Sabak Bernam) | RM1,000,000 | RM1,000,000 | Landed strata only | Bar Circular 444/2024 |
| Penang Island | RM1,000,000 | RM3,000,000 | 2020-2024 campaign prices have ended | Bar Circular 444/2024; Penang government via EdgeProp, May 2026 |
| Penang mainland (Seberang Perai) | RM500,000 | RM1,000,000 | Same | Same |
| Johor | RM1,000,000 | RM1,000,000 | Medini exempt; no single-storey terraces | Johor land office (official page) |
| Melaka | RM500,000 | RM1,000,000 | 2 units maximum; 5-year lock on transfer | Bar Circular 444/2024 |
| Negeri Sembilan | RM600,000 | RM1,000,000 | No tanah adat | Bar Circular 444/2024; Menteri Besar via The Star, 24 June 2020 |
| Perak | From RM350,000 (zones 2 and 3) to RM500,000 (Ipoh) | From RM300,000 (zone 3) to RM700,000 (Ipoh) | New 60-year leasehold from developers only; no freehold since September 2023, according to the Bar’s table | Bar Circular 444/2024 |
| Kedah | RM1,000,000 | RM1,000,000 | Older law-firm guides and portals give RM600,000 on the mainland and RM1,000,000 on Langkawi | Bar Circular 444/2024 |
| Pahang | RM1,000,000 | RM1,000,000 | State executive council approval | Bar Circular 444/2024 |
| Terengganu | RM1,000,000 | RM1,000,000 | — | Bar Circular 444/2024 |
| Kelantan | RM500,000 | RM500,000 | Portals give RM1,000,000; much of the state is Malay Reserve land | Bar Circular 444/2024 |
| Perlis | RM500,000 | RM500,000 | — | Bar Circular 444/2024 |
| Sabah | RM600,000 | RM1,000,000 | RM600,000 for high-rise units; Sabah Land Ordinance | Sabah state guideline, in force 1 April 2022 |
| Sarawak | No set minimum, according to law firms (the Bar’s table gives RM500,000) | RM500,000; RM600,000 in Kuching division | Sarawak Land Code; house floors set by a 2019 state direction (Swk. L.N. 487/2019) | Bar Circular 444/2024; SK Ling & Tan, updated 13 February 2021; Azmi & Associates, 23 January 2024 |
Sources: Malaysian Bar, Circular 444/2024 (23 December 2024, table “as at October 2024”, read again 29 October 2026); Pejabat Tanah dan Galian Johor (read 29 October 2026); Sabah State Secretary, guideline 2022 (6 April 2022); EdgeProp (Penang, 14 May 2026).
What is missing. Only Johor publishes its rules on an official web page, and only Sabah has an official guideline online. For the other states, the most complete source is the Malaysian Bar’s table, which itself says it “should not be considered accurate, comprehensive or authoritative” and is dated October 2024. No later change has been published for any of them, but property portals give other figures for Kedah, Kelantan and Perak, so the Bar’s figures for those three states are the ones to check first with your lawyer.
Johor resale trap. Some Johor developers get special approval to sell unsold units below RM1 million to foreigners. A foreigner who buys such a unit can only resell it to a Malaysian, below RM1 million (New Straits Times, 20 April 2026).
Can foreigners buy property in Selangor?
Yes, with state consent. The minimum is RM2 million in zones 1 and 2 (Petaling, Gombak, Hulu Langat, Sepang, Klang, Kuala Selangor, Kuala Langat) and RM1 million in zone 3 (Hulu Selangor, Sabak Bernam). Only strata and landed strata titles (gated developments) are open to foreigners. Houses on individual titles and auction properties are not (Bar Circular 444/2024). We found no published Selangor levy, so ask your lawyer for the charges before you sign.
State levies and consent fees
On top of the price, some states charge a levy or fee when they grant consent. Few publish it.
| State | Levy or fee | Since | Source |
|---|---|---|---|
| Johor | 3% of the price, minimum RM30,000; minimum RM50,000 for a serviced residence under RM1 million. Was 2% (minimum RM20,000). Contracts signed and stamped before 1 July 2025, with a complete file lodged by 29 August 2025, kept the old rate | 1 July 2025, according to The Star and Halim Hong & Quek; the state has not published the rate online | The Star, 18 June 2025; Halim Hong & Quek, 6 October 2025; NST, 20 April 2026 |
| Johor, transfer between close family members | RM20,000 approval fee per title | Current | Johor land office |
| Penang | A levy applies on approval. The state set it at 3% of the price, and in March 2017 cut it to 1.5% for island strata units priced RM1 million to RM1.5 million, according to the state housing committee chairman; no later rate has been published | March 2017 | Bar Circular 444/2024; Free Malaysia Today, 16 March 2017 |
| Kedah, Pahang | A levy applies; rate not published | — | Bar Circular 444/2024 |
| Other states and territories | Not found in a reliable source | — | — |
Lawyers quoted by EdgeProp in July 2026 say state administrative charges can differ by about 1-2% of the price between states (EdgeProp, 28 July 2026). Ask your lawyer for the exact figure before you sign.
How to find a property you are allowed to buy
Search only after you know the rules for your state. Before you view a unit, ask the seller or agent:
- Which title is it? Strata, landed strata or individual title. Selangor, for example, accepts only the first two.
- Is the unit allocated to Bumiputera buyers? If yes, it is closed to you.
- Is it low-cost or low-medium-cost? Each state sets its own definition.
- Is the price at or above the state minimum? The test applies per unit.
- Does the developer hold a special approval for unsold units? In Johor, this can limit who you may resell to.
Your lawyer confirms each answer with an official land search (step 1 below). We do not list, rank or recommend properties.
How to buy property in Malaysia as a foreigner: steps and timeline
The example is a purchase from an owner in Peninsular Malaysia. Sabah and Sarawak have their own land laws and procedures.
| # | Step | Who | Time | Cost |
|---|---|---|---|---|
| 1 | Check the title: price above the state minimum, not Malay Reserve, not a Bumiputera unit, not low-cost | Your lawyer (official land search) | A few days | Search fee |
| 2 | Letter of offer and earnest deposit | You and the seller | A few days | Set by agreement |
| 3 | Sale and purchase agreement (SPA), payment up to 10% of the price | You, the seller, both lawyers | Agreed in the offer | 10% of the price |
| 4 | Application for state consent (s. 433B) | Your lawyer, to the state land office | 1 to 3 months, according to lawyers quoted by EdgeProp; no official time limit is published | State fees and levy (above) |
| 5 | Balance of 90% | You | Usually 3 months, often counted from state consent, plus a 1-month extension on the terms set in the SPA | 90% of the price |
| 6 | Stamp duty on the transfer, then registration at the land office | Your lawyer | Before registration | 8% of the price or market value, whichever is higher |
| 7 | Handover of keys | The seller | At completion | — |
Sources: DNH (law firm, undated) for the 3 + 1 months; EdgeProp (28 July 2026) for consent time; Budget 2026 tax measures, Appendix 14 (Ministry of Finance, 10 October 2025) for the 8%.
The Johor land office lists the documents it expects: copies of your passport, the SPA, the title, and the current year’s quit rent and assessment receipts; companies add their constitution and shareholding records (Johor land office).
Read the pitfalls section below before you sign the SPA.
Pitfalls when buying as a foreigner
- Price below the minimum. The state bars foreigners from buying below its minimum price.
- No refund clause. Make sure the SPA says what happens to your deposit if the state refuses consent.
- Old figures. Penang’s 2020-2024 campaign prices have ended. For Kedah, Kelantan and Perak, portals and the Bar’s table differ, so check with your lawyer first.
- Levies that are not published. Most states do not publish their levy. Ask for the exact figure before you sign.
- Resale limits. Melaka bars transfer for 5 years. Johor units bought below RM1 million under a developer exemption can only be resold to Malaysians, below that value. Details are in the selling section below.
- A higher stamp duty rate. A foreign buyer who is not a permanent resident pays 8% on the transfer. Our stamp duty and legal fees calculator shows the full cost.
MM2H is not required
You do not need a Malaysia My Second Home (MM2H) pass, or any visa, to buy. It works the other way round: MM2H requires its holders to buy a home (RM600,000 for Silver, RM1 million for Gold, RM2 million for Platinum) and bars them from selling it for 10 years (MM2H portal, guidelines, updated 10 February 2026, read 28 October 2026). MM2H does not lower the state minimum: we found no source for reduced “MM2H thresholds”. Details in our MM2H 2026 guide.
Can a foreigner live in Malaysia after buying?
Not because of the purchase. Buying a home gives no right to live in Malaysia, and you need a separate pass, such as MM2H or a work pass. MM2H holders must buy a home, but we found no source showing that MM2H lowers the state minimum (see the MM2H section above). We do not cover visa conditions: check them with the Malaysian immigration authorities.
Selling later
- Real property gains tax (RPGT). A foreign seller pays 30% of the gain on a sale within 5 years, and 10% from the 6th year (HASiL). The buyer holds back 7% of the price and pays it to the tax office; it is deducted from the tax the seller finally owes. Worked examples are in our stamp duty and RPGT guide.
- Your buyer must qualify too. If you sell to another foreigner, that buyer needs the same state consent and must meet the same minimum price.
- State locks. Melaka bars transfer for 5 years; Johor units bought below RM1 million under a developer exemption can only be resold to Malaysians.
FAQ
Can foreigners buy property in Malaysia in 2026? Yes, above the state’s minimum price and with state consent. Malay Reserve land, Bumiputera units and low-cost homes are excluded everywhere.
What is the minimum price for a foreigner in Kuala Lumpur? RM1 million per unit, for apartments and houses alike.
What is the foreign buyer threshold in Penang? On Penang Island, RM1 million for a strata unit and RM3 million for a house. On the mainland (Seberang Perai), RM500,000 and RM1 million. The lower campaign prices ended in December 2024.
What is the threshold in Johor and in Selangor? Johor: RM1 million, except in Medini, plus a 3% state levy (minimum RM30,000). Selangor: RM2 million in zones 1 and 2, which include Petaling Jaya, Shah Alam and Subang, and RM1 million in zone 3; houses only on strata titles.
Can a foreigner buy a house, not just a condo? Yes in most states, often at a higher minimum: RM3 million on Penang Island, RM1 million in Sabah. In Selangor only houses in gated developments with strata titles are open to foreigners.
Can foreigners buy freehold property in Malaysia? Yes in most states. Perak is the exception: since September 2023 a foreigner cannot acquire, hold or inherit freehold property there (Bar Circular 444/2024, 23 Dec 2024).
Can a foreigner buy commercial property in Malaysia? In principle yes, at RM1 million or more under the federal guideline and with the state’s consent, as for a home (Conventus Law, 2024). States can set other floors for shops and offices, and we have not verified them state by state; this guide covers homes. In Penang, the Bar’s table notes that a commercial or industrial property bought by a foreigner can only be resold after three years (Bar Circular 444/2024).
Are the rules different for Singaporeans or Americans? We found no rule specific to one nationality in the federal guideline or in the state rules listed above: the minimum prices, state consent and 8% stamp duty apply to every foreign citizen. For Singaporeans buying in Johor, see our Johor Bahru condos near the RTS Link.
How long does it take for a foreigner to buy? Lawyers estimate one to three months for state consent, then usually three months, plus a one-month extension, to pay the balance under the sale agreement. The full table is in the steps section above.
How much stamp duty does a foreigner pay? A flat 8% on the transfer of a home since 1 January 2026, on the price or market value, whichever is higher (Budget 2026 tax measures, Appendix 14). Our stamp duty calculator adds the lawyer’s fee.
Do I need MM2H or a visa to buy? No. Buying does not give a visa either. MM2H holders must buy a home, but the state minimum still applies to them.
What are the restrictions on foreign ownership in Malaysia? A foreigner needs state consent and must pay at least the state’s minimum price. Malay Reserve land, units allocated to Bumiputera buyers and low-cost or low-medium-cost homes are closed to foreigners everywhere. Some states add limits: no auction properties in Johor, Selangor, Penang, Kedah, Negeri Sembilan and Melaka, and no freehold in Perak (Bar Circular 444/2024).
How do foreigners buy property in Malaysia? Your lawyer checks the title and the state minimum. You sign a letter of offer and the sale and purchase agreement, and the lawyer applies for state consent under section 433B. After consent you pay the balance, then the transfer is stamped at 8% and registered. Lawyers quoted by EdgeProp put consent at one to three months. The full steps are in the guide above.
What is the minimum amount for foreigners to buy property in Malaysia? It depends on the state. RM1 million applies in Kuala Lumpur, Putrajaya, Labuan and Johor, and most of Selangor is RM2 million. Penang Island is RM1 million for strata and RM3 million for houses. Elsewhere, most minimums fall between RM300,000 and RM1 million (Penang Island houses are higher), according to the Malaysian Bar’s October 2024 table. Check the state table above and confirm with your lawyer.
Can I live in Malaysia as a foreigner? Buying a home gives no right to live in Malaysia. You need a separate pass, such as MM2H or a work pass. MM2H holders must buy a home (RM600,000 for Silver, RM1 million for Gold, RM2 million for Platinum) and cannot sell it for 10 years, according to the MM2H portal, updated 10 February 2026. Check pass rules with the immigration authorities.
How can a foreigner invest in Malaysia? This guide covers one route only: buying a home under the rules above. We do not advise on whether to invest, or on what or where to buy, and we publish no forecasts or rental figures. Other routes have different rules that we do not cover. A Malaysian lawyer can explain the rules for the route you choose.
What we do not cover
- How a purchase is paid for, and moving money into or out of Malaysia.
- Commercial, industrial and agricultural property in detail: they have their own minimums and conditions in each state (see the FAQ for what we found).
- Prices, rents or future values. We publish no forecast and no rental figures.
- Tax in your home country, and inheritance by foreign heirs.
- Rules after 29 October 2026. States change their rules without notice. Ask your lawyer for the figure in force on the day of your offer.
Method and review. Every figure comes from a source linked on this page, with its date. Where sources disagree, we say so and give the official source first. The Smart Invest Malaysia editors reviewed this page; the last full check was on 29 October 2026.
Found an error? Write to the editors: we correct within 48 hours and date every change.
Spotted a mistake?
Tell us which figure or sentence is wrong. We check every report against the source and correct the page; see our corrections policy.
Update history
- Revised for what readers search: "can foreigners buy property in malaysia". Questions and sections added or tightened; every fact checked against its source by the editorial team.
- Rewritten from scratch: every figure re-checked against dated official sources, sources cited, interactive tool added, unverifiable claims removed.
- Updated for search intent: steps section renamed as a how-to-buy guide, and FAQ answers added on freehold, commercial property, nationality, timing and stamp duty.
- Sources re-checked: figures confirmed against official sources, unverifiable statements removed.
- First published.
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