MM2H and Buying Property in Malaysia 2026: Tiers, Rules and Costs
Property Lab editorial teamPublished 11 min read
Key points
- In Malaysia's MM2H programme as at October 2026, Silver, Gold and Platinum holders must buy a home of at least RM600,000, RM1 million or RM2 million and keep it 10 years.
- MM2H does not lower Malaysia's state minimum prices for foreigners, so a Silver holder buying in Kuala Lumpur or Johor still needs a home of at least RM1 million.
- From 1 January 2026, MM2H holders in Malaysia who are not citizens or permanent residents pay a flat 8% stamp duty on a home transfer, or RM80,000 on a RM1 million home.
Contents
- What are the MM2H tiers and property rules in 2026?
- Is buying a home compulsory under MM2H?
- Does MM2H lower the minimum property price for foreigners?
- Do you need MM2H to buy property in Malaysia?
- What does an MM2H holder pay when buying a home?
- What RPGT does an MM2H holder pay when selling?
- Sarawak and Sabah MM2H property rules
- How to buy property as an MM2H holder
- Frequently Asked Questions
- References
As at October 2026, every Malaysia My Second Home (MM2H) participant in the Platinum, Gold and Silver tiers must buy a home in Malaysia: at least RM2 million, RM1 million or RM600,000, kept for 10 years unless you upgrade. MM2H does not lower the state minimum price for foreigners or the 8% stamp duty.
MM2H is a long-stay pass, not a property licence. You must buy within one year of the pass endorsement, and the state floor for foreigners (RM1 million in Kuala Lumpur and Johor) still applies.
Key numbers (as at October 2026)
- Silver home minimumRM600,000
- Gold home minimumRM1 million
- Platinum home minimumRM2 million
- No-sale period10 years
- Time to buy after pass1 year
- Foreigner stamp duty8% flat
Also called: Malaysia My Second Home (MM2H), the MM2H pass, Program MM2H; SEZ/SFZ (Special Economic Zone / Special Financial Zone, ZEK/ZKK in MOTAC's Malay notices); S-MM2H or SMM2H (Sarawak's own programme); Sabah MM2H or Sabah My Second Home.
What are the MM2H tiers and property rules in 2026?
The federal MM2H programme in Malaysia has four categories in 2026, and each one combines a fixed deposit with a compulsory home purchase, according to the official MM2H overview of the Ministry of Tourism, Arts and Culture (MOTAC).
| Tier | Fixed deposit | Min age | Pass | Home minimum |
|---|---|---|---|---|
| Platinum | USD1,000,000 | 25 | 20 years | RM2,000,000 |
| Gold | USD500,000 | 25 | 15 years | RM1,000,000 |
| Silver | USD150,000 | 25 | 5 years | RM600,000 |
| SEZ/SFZ, 21-49 | USD65,000 | 21 | 10 years | Forest City only |
| SEZ/SFZ, 50+ | USD32,000 | 50 | 10 years | Forest City only |
All passes are renewable. One-off participating fees: RM200,000 (Platinum), RM3,000 (Gold), RM1,000 (Silver, SEZ/SFZ). Only Platinum holders may work or run a business.
Participants under 50 must spend 90 days a year in Malaysia (the family can share the days); those aged 50 and above have no minimum stay.
Is buying a home compulsory under MM2H?
Yes: since the 2024 revision, owning a residence is compulsory in every federal MM2H tier, and breaking the terms can lead to the pass being revoked.
- Deadline: a MOTAC announcement dated 28 May 2025 gives Platinum, Gold and Silver participants one year after the pass endorsement to complete the purchase.
- No-sale rule: the home cannot be sold for 10 years, unless you upgrade by buying a home of higher value.
- SEZ/SFZ: the home must be bought from a Forest City developer in Johor, before the pass is endorsed.
- Proof: the sale and purchase agreement (SPA) is reported to MOTAC on its "S&P Acknowledgement Form".
The Silver pass runs for 5 years, but the Silver home still cannot be sold for 10 years.
Can the fixed deposit pay for the property?
Part of it can: MM2H participants may withdraw up to 50% of the deposit principal to buy a residence (or for education, medical care and tourism). A property does not replace the deposit; you need both. On a Gold deposit of USD500,000, that is up to USD250,000.
MOTAC's sources differ on timing: the category pages say after approval, the MOTAC guide says from the second year, and the Insights PDF says after one year. The May 2025 notice adds that a home bought up to two years before the endorsement (six months for SEZ/SFZ) can qualify if it meets the tier minimum. Ask the One Stop Centre MM2H (OSC MM2H).
Does MM2H lower the minimum property price for foreigners?
No: MM2H holders in Malaysia are still non-citizens, so they need State Authority consent under section 433B of the National Land Code and must meet each state's minimum price for foreigners.
The Malaysian Bar's Circular 444/2024 (state table as at October 2024) lists the floors below, and a February 2026 PropCashflow table gives the same figures. The price you must pay is the higher of the state floor and your MM2H tier minimum.
| Area (residential) | State floor | Silver holder pays at least |
|---|---|---|
| Kuala Lumpur | RM1,000,000 | Same |
| Selangor Zone 1 | RM2,000,000 | Same |
| Johor | RM1,000,000 | Same |
| Penang Island strata | RM1,000,000 | Same |
| Penang mainland strata | RM500,000 | RM600,000 |
The last column shows the higher of the state floor and the RM600,000 Silver minimum, worked out in Python; "Same" means the state floor already applies. Gold holders pay at least RM1,000,000 and Platinum holders RM2,000,000, or the state floor where that is higher, as in Selangor Zone 1. That zone covers Petaling, Gombak, Hulu Langat, Sepang and Klang (strata titles only). Penang figures are subsale prices. The EPU guideline also bars low and low-medium cost homes, Malay Reserve Land and Bumiputera units. Ask your lawyer for the current figure.
See our Minimum Property Price for Foreigners in Malaysia 2026 guide for every state, and Best Areas to Live in Kuala Lumpur 2026 or Best Areas to Live in Johor Bahru 2026 for areas.
Do you need MM2H to buy property in Malaysia?
No: under section 433B of the National Land Code, a non-citizen can buy land in Malaysia with the prior approval of the State Authority, and the law does not ask for an MM2H pass.
MOTAC's own guide says foreigners can buy a residence in Malaysia. Without MM2H you use the normal foreign buyer route, at the same state minimum and stamp duty; MM2H adds the long-stay pass, the deposit and the 10-year hold.
What does an MM2H holder pay when buying a home?
From 1 January 2026, an MM2H holder who is not a citizen or permanent resident pays a flat 8% stamp duty on the transfer of residential property in Malaysia, under Item 32(ab) of the Stamp Act 1949, as set out in LHDN's stamp duty guideline (30 June 2026).
Illustrative costs on a RM1,000,000 Kuala Lumpur condo (worked out in Python):
| Item | Amount | Basis |
|---|---|---|
| Stamp duty (MM2H holder) | RM80,000 | 8% flat |
| Same home, citizen buyer | RM24,000 | 1% to 3% scale |
| SPA legal fee | RM11,250 | SRO 2023 scale |
| Service tax on that fee | RM900 | 8% SST |
| Total of the three rows | RM92,150 | Excl. citizen row |
Duty is on the higher of price or market value. The fee uses the Solicitors' Remuneration Order 2023 (1.25% on the first RM500,000, then 1%); service tax on legal fees is 8% from 1 March 2024. Not included: loan documents, the state consent fee, disbursements and the levy the Bar table notes for Penang, Kedah and Pahang.
For the full list, see our Cost of Buying a House in Malaysia 2026 guide.
Can MM2H holders get a home loan?
Some banks lend to MM2H participants: CIMB's MM2H home financing page offers a margin of financing of up to 85%, which includes MRTA or MLTA, legal and valuation fees (capped at 5%), for up to 35 years or age 70.
The package is for participants who place their MM2H deposit with CIMB, and covers completed homes only. On a RM1,000,000 home, 85% is RM850,000. Each bank sets its own terms.
What RPGT does an MM2H holder pay when selling?
An MM2H holder who is not a citizen or permanent resident pays real property gains tax (RPGT) in Malaysia at 30% on a gain made within five years, and 10% from the sixth year, under Part III of Schedule 5, according to LHDN's RPGT rates page.
A sale after the 10-year hold falls in the 10% band; an upgrade sale in the first five years is taxed at 30%. The buyer retains 7% of the price and pays it to LHDN within 60 days. See our RPGT in Malaysia 2026 guide.
Sarawak and Sabah MM2H property rules
Sarawak and Sabah run their own MM2H programmes in 2026: buying a home is optional under Sarawak's S-MM2H but compulsory under Sabah MM2H.
| Programme | Fixed deposit | Pass | Home rule | Yearly stay |
|---|---|---|---|---|
| Sarawak S-MM2H | RM500,000 | 5 + 5 years | Optional | 30 days |
| Sabah Platinum | USD1,000,000 | 20 years | RM2,000,000+ | 30 days |
| Sabah Gold | USD500,000 | 15 years | RM1,000,000+ | 30 days |
| Sabah Silver | RM500,000 | 5 + 5 years | RM600,000+ | 30 days |
Sarawak (guide amended 31 July 2025): age 30+, RM250,000 must stay in the deposit, and 50% can be withdrawn after one year for a house in Sarawak; a home, if bought, costs at least RM600,000 in Kuching Division or RM500,000 elsewhere. Sabah (pages updated 8 September 2026): age 25+, Silver homes must be high-rise, and holders may live only in Sabah.
The state bars a sale for 10 years, but allows one after 5 years if you buy another home at or above the tier minimum.
How to buy property as an MM2H holder
- Choose a tier and an area: use the higher of the tier minimum and the state floor as your budget floor.
- Apply through a licensed MM2H company: it submits to OSC MM2H; the Immigration Department gives final approval.
- Complete the pass: place the fixed deposit with a licensed Malaysian bank, buy health insurance, do the medical check-up and get the pass endorsed.
- Hire a conveyancing lawyer: the lawyer checks the title, helps you apply for State Authority consent and stamps the documents.
- Sign the SPA within one year: sign the sale and purchase agreement and send the S&P Acknowledgement Form to OSC MM2H through your MM2H company.
- Arrange the money: apply for a loan, or ask OSC MM2H about a deposit withdrawal.
- Keep the home: hold it for 10 years, or upgrade.
Documents to prepare
- Passport, MM2H approval letter and pass.
- Fixed deposit certificate, health insurance (age 60 and below), Medical Form II and the LHDN-stamped personal bond form.
- Certificate of good conduct for everyone over 18.
- SPA or booking form, plus payslips or bank statements for a loan.
Frequently Asked Questions
Do I need MM2H to buy property in Malaysia?
No. A foreigner can buy with State Authority consent and at or above the state minimum price without holding any MM2H pass.
Can I sell my MM2H property?
Not for the first 10 years, except to upgrade to a more expensive home; selling in breach of the terms can cost you the pass.
What is the cheapest home an MM2H Silver holder can buy?
RM600,000 in principle, but Kuala Lumpur and Johor require RM1,000,000 from foreigners, and Selangor Zone 1 RM2,000,000.
How long do I have to buy after getting MM2H?
MOTAC's May 2025 notice allows Platinum, Gold and Silver participants one year from the pass endorsement to finish buying.
Do MM2H holders pay 8% stamp duty?
Yes, unless they are Malaysian citizens or permanent residents, because the flat rate covers residential transfers to all other individuals from 2026.
Can I use my MM2H fixed deposit to buy a house?
Up to half of the deposit can go towards a home, but the timing rules differ between MOTAC documents, so confirm with OSC MM2H first.
Is property optional under Sarawak S-MM2H?
Yes; Sarawak lets you choose, and if you do buy, the floor is RM600,000 in Kuching Division or RM500,000 elsewhere in the state.
References
- MOTAC: MM2H Category and Requirements overview (last updated 10 February 2026)Used for the deposits, ages, pass lengths, home minimums, fees and stay rules of each tier.
- MOTAC: MM2H Silver category pageUsed for the compulsory purchase, the 10-year no-sale rule, the upgrade exception and revocation; the Gold, Platinum and SEZ/SFZ pages say the same.
- MOTAC: MM2H SEZ/SFZ category pageUsed for the Forest City purchase and the age-based deposits.
- MOTAC: MM2H requirements and regulationsUsed for licensed MM2H companies, OSC MM2H and the Immigration Department's role.
- MOTAC OSC MM2H: Pengumuman Terkini Program MM2H (28 May 2025, in Malay)Used for the one-year purchase deadline, the Forest City conditions and the deposit withdrawal for a home.
- MOTAC: Guide Malaysia My Second Home (PDF)Used for the withdrawal timing, foreign home ownership, the application steps and the document checklist.
- MOTAC: Insights on the Categories (PDF)Used for the conflicting withdrawal timing and child age limit.
- MOTAC: Sales and Purchase Agreement Submission Acknowledgement formUsed for the property details MM2H participants report.
- Malaysian Bar: Circular No 444/2024, Restrictions on Non-Citizens and Foreign Companies (23 December 2024)Used for section 433B, the EPU guideline, the state floors and levies (table as at October 2024).
- PropCashflow: Minimum Property Price for Foreigners in Malaysia 2026 (February 2026)Used to cross-check the state floors.
- PropCashflow: Malaysia Second Home (MM2H) 2026 (figures captured 16 October 2026)Used to cross-check that MM2H gives no lower state floor and that buying without MM2H uses the normal route.
- LHDN: Garis Panduan Pengenaan Duti Setem, First Schedule, Stamp Act 1949 (30 June 2026)Used for the 8% rate under Item 32(ab) and the citizen scale under Item 32(a).
- LHDN: Real Property Gains Tax (RPGT) RatesUsed for the non-citizen RPGT rates.
- LHDN: Retention and Remittance by AcquirerUsed for the 7% retention and the 60-day deadline.
- Conventus Law: The Solicitors' Remuneration Order 2023 (15 September 2023)Used for the legal fee scale.
- NST: SST 2 pct hike, here's what you need to know (February 2024)Used for the 8% service tax from 1 March 2024.
- CIMB: Malaysia My Second Home (MM2H) property financingUsed for the margin of financing, tenure, eligible properties and loan documents.
- Sarawak MTCP: SMM2H Application Requirements (page updated 14 October 2026)Used for the S-MM2H application guide (amended 31 July 2025): deposit, age, stay, withdrawal and the optional home purchase.
- Sarawak MTCP: New Requirements for Sarawak-MM2H Effective Jan 1 (October 2024)Used for the RM500,000 deposit, age 30 and the 30-day stay from 1 January 2025.
- Sabah MM2H (KePKAS): Platinum category termsUsed for the Sabah Platinum deposit, pass, home minimum and sale rule.
- Sabah MM2H (KePKAS): Gold category termsUsed for the Sabah Gold deposit, pass and home minimum.
- Sabah MM2H (KePKAS): Silver category termsUsed for the Sabah Silver deposit, high-rise rule and stay in Sabah only.
MM2H terms, state floors and tax rates change, so check the latest pages from MOTAC, your state land office and LHDN before you rely on a figure.
General information only, not immigration, legal, tax or financial advice. Immigration rules change; confirm the current MM2H terms with MOTAC (OSC MM2H) or an MM2H company licensed by MOTAC, and the property rules with a Malaysian conveyancing lawyer, before you apply or sign.
Sources
- MM2H Category and Requirements overview — Ministry of Tourism, Arts and Culture (MOTAC)
- Pengumuman Terkini Program MM2H (28 May 2025) — MOTAC One Stop Centre MM2H
- Garis Panduan Pengenaan Duti Setem, First Schedule, Stamp Act 1949 (30 June 2026) — Lembaga Hasil Dalam Negeri Malaysia (LHDN)
- Real Property Gains Tax (RPGT) Rates — Lembaga Hasil Dalam Negeri Malaysia (LHDN)
- Circular No 444/2024: Restrictions on Non-Citizens and Foreign Companies — Malaysian Bar
- SMM2H Application Requirements — Ministry of Tourism, Creative Industry and Performing Arts Sarawak
General information only, not legal, tax or investment advice. Rules and rates change; check the official source linked below before you act.
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