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Asia Home Services (MM2H)

Buy, Rent, Sell & Manage Property in Malaysia — 2026 Guide

The complete guide to buying property in Malaysia as a foreigner or MM2H holder — property prices, every tax and transaction cost involved, annual holding costs, and how to sell, backed by a licensed real estate team across Kuala Lumpur, Penang, and Johor Bahru.

9.5–20%

Total transaction cost range across KL, Johor & Penang

10 Years

Minimum MM2H property holding period before resale

30% / 10%

Foreigner RPGT rate — within 5 years vs after 5 years

From RM150

Monthly property management fee, per month

As a foreigner, understanding Malaysia's property rules matters — since Malaysia is a federation, property (including land) is governed by individual states, not the federal government, so rules and minimum purchase thresholds vary and can change over time. Always cross-check with local state authorities before proceeding.

Always use a licensed professional. All property transactions must be conducted by a licensed Real Estate Agent (REA), Probationary Estate Agent (PEA), or Real Estate Negotiator (REN) — dealing with unlicensed individuals puts your own interests at risk. Not every MM2H agency is licensed for property business; your MM2H agent must also hold a separate real estate licence to legally assist you. Check if an agent is licensed →

Buying Property

We help you search for the right property in Kuala Lumpur, Penang, or Johor Bahru — for your own stay or as an investment, in full compliance with your state's foreigner purchase requirements.

Rent / Lease

Rent first while you research the market. Our team of licensed Real Estate Negotiators (REN) can help you find the right place to stay before committing to a purchase.

Selling Property

Looking to sell in Kuala Lumpur, Penang, JB, or anywhere in Malaysia? Reach out and we'll guide you through pricing, fees, and the full selling process.

Managing Property

We help owners manage their property in Kuala Lumpur, with fees starting from just MYR150/month. Talk to us about your property type and the right fee structure.

Quick Notes

MM2H Property — What You Should Know

Foreigners can buy property in Malaysia with or without MM2H, and can also obtain a mortgage with or without MM2H. Property remains governed by individual state governments, not the federal government — so always cross-check current requirements with local authorities.

2026 Complete Property Buying Guide for Foreigners

Everything you need to know: property price, taxes, transaction costs, legal costs, and annual holding costs

01Property Price & Foreign Consent

No — every property purchased by a foreigner must be approved by the local Land Office, known as "Foreign Consent." Each Malaysian state sets its own minimum purchase threshold for foreigners, and some states offer special packages for MM2H holders specifically. Rules can change over time, so always confirm current thresholds with your real estate agent.

02Taxes & Transaction Costs

Starting 2026, MOT for foreigners is 8%, applicable to both new and sub-sale (secondary market) property. This rate may change, especially around each October when the government tables its annual budget.

0.5% of your loan amount (not the property price) — only applicable if you're financing through a licensed financial institution. Cash purchases are exempt.

For new property from a developer, legal fees are commonly absorbed by the developer — provided you use their appointed lawyer. For secondary market purchases, legal fees typically range from 1% – 1.5% of the property price.

State	Foreign Consent Fee
Kuala Lumpur	MYR 3,000 – 4,000 (some firms charge more)
Penang	MYR 10,000 (residential) / MYR 20,000 (commercial, e.g. service apartments)
Johor	From MYR 6,000, depending on property value

Registration fees cover several government department filings — around MYR 3,000 in Kuala Lumpur, though states like Johor or Penang may charge more.

Levy is especially significant in Johor and Penang, ranging from 3% – 5% — always confirm with your agent beforehand.

State / Type	Levy Rate
Johor — Commercial title (over MYR1m)	3% or min. MYR30,000, whichever is higher
Johor — Commercial title (under MYR1m)	MYR 50,000 flat
Johor — Pure residential	3% or min. MYR30,000, whichever is higher
Penang — Landed property	3%
Penang — Condo, under MYR1m	3%
Penang — Condo, MYR1m–1.5m	3% (Penang Island) / 1.5% (Mainland)
Penang — Condo, above MYR1.5m	3%

In some states, buyers may be charged 1% – 1.5%. In Kuala Lumpur and Selangor, however, it's common for agent fees to be borne entirely by the seller, at no cost to the buyer.

9.5–10.5%

Kuala Lumpur — total extra costs

14–20%

Johor — total extra costs

14–16%

Penang — total extra costs

All fees above are subject to change — confirm exact amounts with your lawyer at the time of purchase.

03Annual Holding Costs

Cost	Typical Rate (Kuala Lumpur)
Management + Sinking Fund (high-rise/stratified property)	MYR 0.35–0.60/sqft (ordinary); MYR 0.60–1.00/sqft (service apartments); MYR 1.00+/sqft (luxury)
Assessment (paid to local council, twice yearly — Feb & Aug)	MYR 500–1,000 per payment
Parcel Rent (the cheapest of the three)	MYR 100–300 per year

04Selling Your Property

Under MM2H policy, you must hold your property for a minimum of 10 years before selling — except if you're terminating your MM2H visa, or buying a new property worth more than your current one.

Real Estate Agency fee: typically 2% – 3% (excluding SST)
Legal fees: a few thousand ringgit for the seller
RPGT (Real Property Gains Tax): payable on any profit from the sale

Holding Period	RPGT Rate (Foreigners)
0–5 years	30% of profit gain (after deducting agency fees, legal fees, and eligible maintenance/renovation costs)
After 5 years	10%

RPGT rates may change, particularly around each October's annual budget announcement.

Property Matching Desk

Tell Us What You're Looking For — We'll Find the Match

Use the property matching tool below to build your brief — every filter is optional. Send it straight to our desk via WhatsApp or email, and we'll shortlist matching units across Kuala Lumpur, Selangor, Penang, and Johor for you.

Asia Home Services — Property Finder

Kuala Lumpur · Selangor · Penang · Johor

Tell us what you're looking for. We'll find the match.

Build your property brief below — every filter is optional. When you're ready, send it straight to our desk on WhatsApp or email and we'll shortlist matching units for you.

Agents & Home Owners — if you'd like to list your property with us, contact our desk on WhatsApp or email using the buttons here. We'll walk you through the listing process.

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