Malaysia Foreigner Property Minimum Price Checker
Pick a state and the type of home to see the minimum price a foreigner can pay there, and whether a home you are looking at is above it.
Minimum prices for foreign buyers by state
| State or area | Condo / strata | Landed |
|---|---|---|
| Kuala Lumpur | RM1,000,000 | RM1,000,000 |
| Selangor: Zone 1 and 2 | RM2,000,000 | Not allowed |
| Selangor: Zone 3 | RM1,000,000 | Not allowed |
| Putrajaya | RM1,000,000 | RM1,000,000 |
| Penang: Penang Island | RM1,000,000 | RM3,000,000 |
| Penang: Seberang Perai (mainland) | RM500,000 | RM1,000,000 |
| Johor | RM1,000,000 | RM1,000,000 |
| Melaka | RM500,000 | RM1,000,000 |
| Negeri Sembilan | RM600,000 | RM1,000,000 |
| Pahang | RM1,000,000 | RM1,000,000 |
| Perak | RM300,000 to RM2,000,000 | RM300,000 to RM2,000,000 |
| Kedah: including Langkawi | RM1,000,000 | RM1,000,000 |
| Perlis | RM500,000 | RM500,000 |
| Kelantan | RM500,000 | RM500,000 |
| Terengganu | RM1,000,000 | RM1,000,000 |
| Sabah | RM1,000,000 | RM1,000,000 |
| Sarawak: Kuching Division | RM600,000 | RM600,000 |
| Sarawak: Other divisions | RM500,000 | RM500,000 |
| Labuan | RM1,000,000 | RM1,000,000 |
Selangor zone 1 and 2 cover the more developed districts and zone 3 the rest; ask the land office which zone a home is in. Thresholds apply per unit to residential property. Commercial, industrial and agricultural land have different rules.
Found a home above the minimum? Work out the stamp duty, legal fees and other buying costs. Moving with MM2H? Check your tier with the MM2H eligibility and cost checker.
Frequently asked questions
Can foreigners buy property in Malaysia?
Yes, with state approval. The federal guideline sets a minimum of RM1,000,000 per unit, but each state sets its own minimum, which can be higher or lower. Foreigners cannot buy low-cost or low-to-medium-cost homes, Malay Reserve Land or units reserved for Bumiputera buyers in any state.
Where is the cheapest place for a foreigner to buy?
The lowest minimums are RM500,000 in Perlis, Kelantan, Melaka (strata), Penang mainland (strata) and Sarawak outside Kuching. Perak can be lower in some zones. Kuala Lumpur, Johor and most other states are RM1 million, and parts of Selangor and landed homes on Penang Island are much higher.
What is the difference between strata and landed?
Strata means a unit with a strata title, such as a condo, apartment or a house in a gated strata scheme. Landed means a house on its own land title. Many states set a higher minimum for landed homes, and Selangor does not allow foreigners to buy individual landed titles at all.
Are there extra fees for foreign buyers?
Yes, in some states. Johor charges an approval fee of 3% of the price, at least RM30,000. Penang and Pahang charge a levy, and every state charges a consent fee. These are on top of stamp duty, which is a flat 8% for foreign buyers of homes from 2026, and legal fees. The property buying cost calculator adds them all up.
How reliable are these figures?
Most come from the Malaysian Bar Council table of state thresholds (October 2024), updated where we found newer state decisions. States can change their thresholds at any time and some sources disagree, so always confirm with the state land office or a conveyancing lawyer before you sign.
Does MM2H change the minimum?
MM2H has its own minimum home price for each tier. You must meet both the MM2H minimum and the state minimum, whichever is higher.
Sources
- Malaysian Bar Circular No 444/2024 (23 Dec 2024, table as at Oct 2024) (independent guide)
- PTG Selangor - foreign acquisition application (updated 2026-04-02) (official)
- Landco - Johor foreigner approval fee revision (PTG Johor Circular 1/2025) (independent guide)
- Malay Mail - Penang exco on foreign purchase thresholds (14 May 2026) (independent guide)
- Daily Express - Sabah RM600k high-rise threshold (17 Jan 2022) (independent guide)
- Azmi & Associates - Sarawak land ownership for non-Sarawakians (independent guide)
- SK Ling & Tan - Sarawak revised market value 2019 (independent guide)
Rules last checked: Wed, 14 October 2026. Rules change; if something looks out of date, trust the official source (Immigration Department, MM2H Centre or LHDN) over this page.