Buying Property in Malaysia as a Foreigner: Minimum Prices by State
Updated Wed, 14 October 2026
Check the minimum price in any state →Foreigners can buy homes in Malaysia, and unlike many countries in the region you can own landed houses as well as condos. The catch is that every state sets a minimum price for foreign buyers, and you need the state’s consent for each purchase.
The minimum price rule
The federal guideline sets a floor of RM1 million per unit. Each state then sets its own figure, which can be higher or lower:
- RM500,000: Perlis, Kelantan, Melaka (strata), Penang mainland (strata), Sarawak outside Kuching
- RM600,000: Negeri Sembilan (strata), Sarawak Kuching Division
- RM1 million: Kuala Lumpur, Putrajaya, Labuan, Johor, Kedah, Pahang, Terengganu, Sabah, and Penang Island strata
- RM2 million: Selangor zones 1 and 2
- RM3 million: landed houses on Penang Island
Perak sets its minimum by zone and type, from about RM300,000 to RM2 million. These figures come mainly from the Malaysian Bar’s table of state thresholds, so confirm with the land office before you commit.
What foreigners cannot buy
In every state, foreigners cannot buy:
- Low-cost or low-to-medium-cost housing
- Malay Reserve Land
- Units set aside for Bumiputera buyers in a new development
Some states add their own limits. Selangor only allows strata properties (including gated landed strata), not individual landed titles. Melaka caps you at two homes and bars resale within five years. Perak has stopped foreigners buying freehold property.
Extra costs for foreign buyers
Stamp duty is a flat 8% for foreigners. From 1 January 2026, a foreigner (not a citizen or permanent resident) buying a home pays stamp duty of 8% of the price, or of the market value if that is higher. Malaysians pay tiered rates of 1% to 4%, so on a RM1 million condo a foreigner pays RM80,000 and a citizen RM24,000. Non-residential property stays at a flat 4% for foreigners.
The other costs are the same for everyone:
- Legal fees: 1.25% on the first RM500,000 and 1% after that, plus 8% service tax, for the purchase and again for the loan
- Loan stamp duty: 0.5% of the loan
Some states also charge foreigners more:
- Johor: an approval fee of 3% of the price, at least RM30,000 (since July 2025)
- Penang and Pahang: a state levy
- Every state: a consent fee (Selangor charges RM200 per title)
The property buying cost calculator adds all of this up for a given price.
The buying steps
- Check the state minimum and whether you can buy the type of home you want.
- Sign a letter of offer and pay a booking deposit, usually 2% to 3%.
- Your lawyer prepares the sale and purchase agreement and applies for state consent.
- Pay the balance of the 10% deposit when you sign the agreement.
- Wait for consent, which can take a few months, then complete the purchase.
Buying under MM2H
If you are moving on MM2H, your home must meet both the MM2H tier minimum and the state minimum. A Silver holder with an RM600,000 budget can buy in Penang mainland or Melaka, but not in Kuala Lumpur, where the state minimum is RM1 million.
Use the checker to see the minimum for any state and which states fit your budget.
Check the minimum price in any state →This guide is general information, not legal or tax advice. Rules change, so confirm with the Immigration Department, LHDN or a professional.