01 / HOUSING
Where MM2H buyers look.
Four markets, four very different lives. Choose for how you will live first, then for value.
Kuala Lumpur
City living, the deepest rental market
- Foreign-buyer minimum: RM1,000,000
- Central Kuala Lumpur (Malaysia’s capital) rent: RM4,500 to 5,000 a month
Best for families who want top schools and hospitals close by.
Johor
Malaysia's growth story, next to Singapore
- Foreign-buyer minimum: RM1,000,000 (condo)
The planned RTS Link will improve connections with Singapore, and the Johor-Singapore Special Economic Zone, a cross-border business zone agreed by both governments, is drawing investment. Best for families with ties to Singapore.
Penang
Island charm, two very different markets
- General foreign-buyer minimum: RM1,000,000 island condo; MM2H concession discussed below
- Mainland minimum: RM500,000 (condo) in Seberang Perai, linked to the island by bridges
The island carries a premium; Batu Kawan on the mainland offers newer homes and a different price point. Best for retirees and heritage lovers.
Selangor
The state surrounding Kuala Lumpur, with suburbs such as Petaling Jaya, Subang Jaya, Shah Alam, Puchong and Cyberjaya
- Foreign-buyer minimum: RM2,000,000 in Zones 1 and 2; RM1,000,000 in the rural north (Hulu Selangor and Sabak Bernam districts)
- What works: Transit-linked pockets
Selangor’s minimum price for foreign buyers is one of the highest in Malaysia, so budget for it. Your MM2H tier and the specific property conditions also apply. Best for buyers seeking established townships and more space.
Sources: IQI Global Market Insights (September 2026), citing NAPIC (Malaysia’s official property market data agency); state foreign-buyer guidelines.
02 / HOUSING
Minimum prices for foreign buyers, by state.
Each Malaysian state sets its own minimum price for foreign buyers. These rules apply to foreign buyers generally, not just MM2H participants. Your home must meet both the applicable state minimum and your MM2H tier minimum, whichever is higher. The applicable threshold also depends on the buyer category, title, transaction and any state-approved concession. Your lawyer confirms the valuation basis and consent requirements.
14 results
| State / area | Apartment / condo | Landed / strata house |
|---|---|---|
| Kuala Lumpur | RM1,000,000 | RM1,000,000 |
| Putrajaya (Malaysia’s administrative capital, south of Kuala Lumpur) | RM1,000,000 | RM1,000,000 |
| Selangor – near Kuala Lumpur (Petaling, Klang, Gombak, Hulu Langat, Sepang, Kuala Selangor and Kuala Langat districts) | RM2,000,000 | RM2,000,000 (strata houses only) |
| Selangor – rural north (Hulu Selangor and Sabak Bernam districts) | RM1,000,000 | RM1,000,000 (strata houses only) |
| Penang – island, general foreign-buyer rules | RM1,000,000 | RM3,000,000 |
| Penang – mainland, general foreign-buyer rules | RM500,000 | RM1,000,000 |
| Johor – standard residential route | RM1,000,000; approved exceptions may apply | Confirm the development, zone and property type with PTG Johor; do not assume one statewide landed threshold |
| Negeri Sembilan | RM650,000 | RM1,000,000 |
| Melaka | RM500,000 | RM1,000,000 |
| Perak | RM1,000,000 | RM1,000,000 |
| Pahang | RM1,000,000 | RM1,000,000 |
| Kedah | RM600,000 | RM600,000 |
| Sabah | RM600,000 | RM1,000,000 |
| Sarawak | RM500,000 to 600,000 | RM500,000 to 600,000 |
The table summarises general rules; MM2H concessions require a separate check. Some states restrict foreign house purchases to strata developments, where homes have individual strata titles and shared common property. Selangor’s published residential rules allow strata property, including strata houses; an ordinary individually titled house is not covered by the figures above. Your lawyer checks the title and eligibility.
Petaling Jaya and Subang Jaya are in Petaling district; Shah Alam and Puchong span administrative boundaries, so check the property’s land district. Cyberjaya is in Sepang district. RM means Malaysian ringgit, the local currency.
Guide figures only. Your lawyer confirms the minimum and eligibility for the specific property. Sabah and Sarawak, the two Malaysian states on Borneo, also run their own long-term stay programmes and immigration rules.
One currency shown at a time. Select MYR to view the original requirements; conversions are indicative.
PENANG / ISLAND & MAINLAND
A lower state minimum for MM2H.
Penang offers eligible MM2H buyers a RM500,000 state minimum for residential purchases, up to two homes.
Your national MM2H tier minimum still applies. Use the higher applicable minimum.
- Silver
- RM600,000
- Gold
- RM1,000,000
- Platinum
- RM2,000,000
Your lawyer confirms the concession applies to you and your chosen home.
Penang's official guidance ↗
FOREST CITY / JOHOR
A dedicated SEZ/SFZ MM2H route.
Forest City’s developer advertises eligible new homes from RM500,000.
Buy directly from the developer. Resale homes do not qualify for this route.
MOTAC leaves the applicable minimum to Johor’s policy. Confirm the specific unit, property type and approved price in writing; the advertised starting figure is not approval.
Official MM2H requirements ↗Developer’s published guide ↗
03 / HOUSING
Buying in Selangor on MM2H.
Selangor’s published foreign-buyer rules set a RM2,000,000 residential minimum in Zones 1 and 2, and RM1,000,000 in the rural north (Hulu Selangor and Sabak Bernam). Your MM2H tier minimum still applies if it is higher. The comparison below combines these price requirements; it does not confirm that a particular home is eligible.
| MM2H tier | National property minimum | Minimum for your tier Near Kuala Lumpur | Minimum for your tier Rural north |
|---|---|---|---|
| Silver | RM600,000 | RM2,000,000 | RM1,000,000 |
| Gold | RM1,000,000 | RM2,000,000 | RM1,000,000 |
| Platinum | RM2,000,000 | RM2,000,000 | RM2,000,000 |
Sources: official MM2H category guidelines (national minimums); Selangor Land and Mines Office Circular 1/2014, sections 3.2.1 and 3.2.4, Appendices A and B. The state’s current guidance still links this circular. Its MM2H appendix also specifies developer purchases in state-approved areas; your lawyer must confirm the applicable purchase route and current conditions before you commit.
04 / HOUSING
Budgeting for your home purchase.
Example purchase price: RM1,000,000
Entry costs for a foreign buyer under the 2026 stamp duty rules. Budget these on top of the price.
| Cost | Foreign buyer |
|---|---|
| Stamp duty on the purchase (8% for foreigners who are not Malaysian permanent residents) | RM80,000 |
| Stamp duty on your home loan (0.5%) | About RM3,500 (on a 70% loan) |
| Legal fees, transfer and loan | About RM12,000 to 16,000 |
| State approval fee (foreigners need the state government’s permission to buy) | About RM5,000 to 30,000, by state |
| Total entry cost | About RM100,000 to 130,000 (10 to 13%) |
Source: IQI Global Market Insights, worked example (September 2026). The worked example assumes a 70% loan; actual financing depends on the lender and your circumstances.
05 / HOUSING
Before you buy: our checklist.
- Title and tenure: Check whether the home is freehold (no fixed expiry date) or leasehold (held for a fixed number of years), and that the ownership title has been issued or is being issued.
- Above the floor: Check both the sale price and the official valuation clear your state's foreign-buyer minimum.
- Not restricted: Foreigners cannot buy Malay Reserved Land, units reserved for Malay and other indigenous buyers (Bumiputera units), or restricted low- and medium-cost housing. We coordinate these checks with your lawyer.
- Running costs: Review maintenance fee and sinking fund history, not just today's rate.
- Financing first: Get in-principle loan approval before committing.
- Selling later: Foreign individuals who are not Malaysian permanent residents generally pay Real Property Gains Tax (RPGT) of 30% on chargeable gains in years 1 to 5 and 10% from year 6. MM2H homes generally cannot be sold within 10 years, except when upgrading to a higher-value home under the programme rules. Your lawyer checks the applicable tax and disposal conditions.
06 / A PLACE TO MAKE YOUR OWN
Homes that meet your MM2H requirement.
Explore a selection of homes listed by IQI. We help check your chosen property against programme and state requirements.
Prices shown in Malaysian ringgit (MYR).
A personal shortlist starts here.
There are no homes in this selection matching both filters. Try another location or let us help you find one.
Request a shortlistIndicative starting prices only. We confirm availability, property eligibility and programme requirements for your chosen home before you commit.
THE DETAIL BEHIND THE NUMBERS
Sources & planning notes.
¹ The 8% residential transfer rate applies to non-citizens who are not Malaysian permanent residents. State thresholds are a planning reference and require confirmation for the specific property.
- PTG Penang — foreign acquisition and MM2H concession (1 August 2024)
- PTG Selangor — foreign acquisition policy and Circular 1/2014
- PTG Johor — acquisition circulars
- MOTAC — category property minimums and SEZ developer purchase
- MOTAC (Ministry of Tourism, Arts and Culture, which runs MM2H) — tier and property minimums
- HASIL (Malaysia’s tax authority) — 2026 stamp-duty clarification
- Selangor Land and Mines Office — foreign-buyer rules and Circular 1/2014
- HASIL — property gains tax rates
- State purchase thresholds — market guide
Adapted from Live in Asia’s supplied agency guide. Official MM2H and Selangor sources checked 4 November 2026. Other state figures are indicative planning references from the supplied guide. Final approval and conditions are decided by the Malaysian government and relevant state authorities; your lawyer confirms current property and tax requirements.