Do first-time home buyers in Malaysia pay stamp duty?

Under Budget 2026, first-time buyers pay no stamp duty on the transfer (MOT) and the loan agreement for a first home priced up to RM500,000, for agreements signed until 31 December 2027. Budget 2027 (tabled 9 October 2026) proposes extending this to 31 December 2030 and giving homes up to RM750,000 a full exemption on the first RM500,000 and 50% off the rest; the proposal takes effect once passed into law.

How much must I invest for MM2H in 2026?

Silver: USD 150,000 fixed deposit and a property of at least RM600,000 (5-year pass). Gold: USD 500,000 and at least RM1 million (15 years). Platinum: USD 1 million and at least RM2 million (20 years). The property must also meet the state's minimum price for foreigners. Always confirm current rules with the official MM2H office.

What is the minimum price a foreigner can buy in Kuala Lumpur?

RM1,000,000 in Kuala Lumpur. Selangor is generally higher (commonly RM2 million in the main zones), Johor is RM1 million for strata homes, and Penang depends on island or mainland and property type. State consent is required, and foreigners pay 8% stamp duty on the transfer from 1 January 2026.

How much RPGT do I pay when I sell?

Malaysian citizens: 30% of the gain if sold within 3 years, 20% in year 4, 15% in year 5 and 0% from year 6. Foreigners: 30% within 5 years and 10% after that.

Newsroom & buyer guides

Malaysia property news and guides, in plain English

What first-time buyers, foreign buyers and MM2H applicants need to know before they buy — the rules, the costs and the steps, kept up to date.

Updated 3 November 2026

Latest news

The policy changes that affect what you pay.

9 October 2026 · Budget 2027

First-home stamp duty relief proposed until 2030 — and for homes up to RM750,000

Full exemption for first homes up to RM500,000 would run to 31 December 2030. Homes up to RM750,000 would be fully exempt on the first RM500,000 and get 50% off the rest. It takes effect once passed into law.

Read the first-home guide →

From 1 January 2026 · Budget 2026

Foreign buyers now pay 8% stamp duty on the transfer

Stamp duty on the transfer for non-citizens, non-permanent residents and foreign companies doubled from 4% to 8%. Malaysians still pay the normal 1–4% scale.

Read the foreign buyer guide →

2026 · MM2H

MM2H: property purchase is now compulsory for every tier

Silver, Gold and Platinum each pair a US-dollar fixed deposit with a minimum property purchase — RM600,000, RM1 million or RM2 million.

Read the MM2H guide →

Buyer guides

Pick the guide that matches you.

First home guideStamp duty exemption, deposits, loans and EPF MM2H guideTiers, fixed deposits and property rules Foreigners buyingMinimum prices by state, consent and taxes Costs & taxesStamp duty, legal fees and RPGT Home loan basicsMargin of finance, DSR and approval tips How to buy a new launchFrom booking to keys, step by step

First home guide

Buying your first home in Malaysia? These are the savings and steps that matter most.

Stamp duty exemption

Now (Budget 2026): no stamp duty on the transfer and the loan agreement for a first home priced up to RM500,000, for agreements signed until 31 December 2027.
Proposed (Budget 2027, tabled 9 October 2026): extend this to 31 December 2030, and for first homes up to RM750,000, fully exempt the first RM500,000 and give 50% off the stamp duty on the rest. This applies once the Finance Bill is passed.
On a RM500,000 home with a 90% loan, the exemption saves roughly RM11,000 in stamp duty.

How much cash you need

Down payment: usually 10% of the price (some new launches run rebates or packages that reduce this — ask us which ones currently do).
Legal fees: for the sale agreement and the loan agreement — new launches often include free legal fees for both.
EPF: your EPF Akaun Sejahtera (Account 2) can be used for the down payment, to reduce the loan, or for monthly instalments, under EPF's rules.

Getting the loan approved

Banks lend up to 90% on your first and second home loans.
Your total monthly debts (including the new instalment) are usually expected to stay within roughly 60–70% of your net income, depending on the bank and your income level.
Gig workers and the self-employed can get help through the government's Housing Credit Guarantee Scheme (expanded in Budget 2026).

MM2H guide (Malaysia My Second Home)

A long-stay pass for foreigners that now requires both a fixed deposit and a property purchase.

Tier	Fixed deposit	Minimum property	Pass length
Silver	USD 150,000	RM600,000	5 years
Gold	USD 500,000	RM1,000,000	15 years
Platinum	USD 1,000,000	RM2,000,000	20 years
Special Economic Zone	Lower deposit	Designated developments only (e.g. Forest City, Johor)	Varies

Applicants must be at least 25 for Silver, Gold and Platinum.
The property must meet both the MM2H tier minimum and the state's minimum price for foreigners — in Kuala Lumpur that's RM1 million, so a Silver applicant buying in KL still needs at least RM1 million.
The purchase is generally expected within a year of endorsement, and part of the fixed deposit (up to 50%) can be released for approved uses such as buying the home.
Minimum stay requirements apply, and fees differ by tier — they have changed several times, so confirm the latest with the official MM2H office before you apply.

Looking for an MM2H-qualifying home? Many of our KLCC, Bukit Bintang and Mont Kiara projects start above RM1 million. Tell us your tier and budget and we'll shortlist ones that meet both rules.

Foreigners buying property

Foreigners can buy in Malaysia, but each state sets a minimum price and requires its consent.

State	Typical minimum price for foreigners
Kuala Lumpur	RM1,000,000
Selangor	Commonly RM2,000,000 in the main zones (Petaling, Gombak, Hulu Langat, Klang, Sepang); lower in outer zones
Johor	RM1,000,000 for strata homes; higher for landed
Penang	From RM1,000,000; higher on the island and for landed homes

Stamp duty: 8% of the price on the transfer for foreigners, from 1 January 2026.
State consent: needed for every purchase, with a state fee (it differs by state).
Not allowed: Bumiputera-reserved units, Malay reserve land and low-cost or affordable housing.
Thresholds are revised from time to time — we confirm the current figure for your chosen project before you book.

Costs & taxes

Stamp duty for Malaysians (on the transfer)

Portion of the price	Rate
First RM100,000	1%
RM100,001 – RM500,000	2%
RM500,001 – RM1,000,000	3%
Above RM1,000,000	4%

The loan agreement adds 0.5% of the loan amount. First-time buyers may be exempt — see the first home guide.

Real Property Gains Tax (RPGT) when you sell

Sold in	Malaysian citizens	Foreigners
Years 1–3	30%	30%
Year 4	20%	30%
Year 5	15%	30%
Year 6 onwards	0%	10%

Work out your own numbers with our loan, stamp duty and legal fee calculators.

Home loan basics

Margin of finance: up to 90% for your first two home loans; up to 70% from your third.
Debt service ratio (DSR): banks compare all your monthly repayments with your net income. Clearing small debts (car loan, credit cards) before applying can lift your approved amount.
Tenure: up to 35 years or until age 70, whichever comes first, at most banks.
Compare banks: rates and approval limits differ — we connect you with several bankers so you can compare, free.

How to buy a new launch, step by step

Shortlist — tell us your budget and preferred areas; we send price lists and floor plans on WhatsApp.
View — visit the sales gallery and show unit with us.
Book — pay the booking fee (usually 2–3%) to secure your unit.
Loan — submit your loan application; we help you compare banks.
Sign the SPA — within about 14 days, top up to the 10% down payment.
Construction — the bank pays the developer in stages; you pay interest only on what's been released.
Keys — vacant possession, inspection and defect checks with us.

Have a question about your situation?

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This page gives general information, last checked 3 November 2026. It isn't legal, tax or financial advice. Rules change, and the Budget 2027 measures are proposals until passed into law — please confirm with a lawyer, your bank or the official MM2H office before you commit.