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Buying Guide · New property
Buying New Property in Malaysia: From Booking to Keys, Defects & Strata Management
Buying new property from a developer in Malaysia is protected by the Housing Development Act (HDA): a statutory SPA, progress payments, late-delivery damages and a 24-month defect liability period. Every guide is laid out below in six stages — from checking the developer’s licence, booking and the loan, to construction, handover, inspection and maintenance fees.
78 guidesHDA statutory SPA: Schedule G / HLAD 10% a yearDLP 24 monthsVerified 2026-09-20
Short answer
When you buy new property from a developer in Malaysia the contract is statutory: Schedule G for landed, Schedule H for strata under the Housing Development Act. You pay 10% on signing and the rest in construction stages. Delivery is 24 months (landed) or 36 months (strata), late delivery is compensated at 10% a year, and the defect liability period runs 24 months from handover.
Key numbers at a glance
| Contract | Schedule G (landed) / H (strata) — statutory, not negotiable |
|---|---|
| On signing | 10% of the purchase price |
| Delivery deadline | 24 months landed / 36 months strata |
| Late delivery (LAD) | 10% a year, counted from the booking-fee date |
| Defect liability | 24 months from vacant possession; 30 days to repair |
| Handover requires | CCC plus water and electricity; strata title for strata |
| Booking fee | Reg 11(2): no payment outside the SPA — there is no legal 3% cap |
| Claims | Tribunal for Homebuyer Claims, up to RM50,000, RM10 fee |
New property · by stage
Six stages from booking to moving in
The key dates for new property are written into the statutory SPA: the SPA date, the delivery deadline and the start of the defect liability period. In each stage, start with the first guide and read on as needed.
1Stage 1
Before you book
Understand property types and titles, then check the developer's licence and advertising permit (APDL) and work out your budget.
Types of Property in Malaysia: Landed, Condo, Serviced Apartment, SOHO/SOFO/SOVOTypes of property in Malaysia explained: terrace, semi-D, condo, serviced apartment, SOHO/SOFO/SOVO, commercial-title costs and the 8% foreign duty.Freehold vs Leasehold in Malaysia: Remaining Tenure, Lease Renewal and ConversionFreehold vs leasehold Malaysia: read tenure off the title code, how a short lease affects your loan, and renewal under NLC s.90A with an RM66,825 example.Land Title Types in Malaysia: Strata, Individual, Master Title, Residential vs Commercial, Bumi Lot and Malay ReserveLand title types in Malaysia: GRN, PN and HSD codes, strata vs individual title, why a master title slows a subsale, land use and Bumi lots, in 6 checks.New vs Subsale Property in Malaysia: 10 Things to CompareNew vs subsale property in Malaysia: 10 things to compare, from HDA protection and cash flow to rental, loans and legal fees, with a RM500k cost example.How to Choose a Property in Malaysia: Value Factors and Condo Unit Selection TipsHow to choose a property in Malaysia: location, transport, tenure, supply and fees, plus NAPIC's 33,094 unsold homes in H1 2026 and a 4.8% yield example.How to Check a Property Developer in Malaysia: Licence, APDL & Red FlagsHow to check a property developer in Malaysia: verify the licence and APDL on KPKT's TEDUH, spot 'sick' projects (30% behind), pay only into the HDA account.Property Agent Fees in Malaysia: REN vs REA vs PEA, How to Verify & Who PaysProperty agent fees in Malaysia are capped at 3% of the price (min RM1,000), usually paid by the seller. How to verify a REN, REA or PEA, plus letting fees.Property Valuation in Malaysia: Bank Valuation & Where to Check Transacted PricesProperty valuation in Malaysia: what a RM30k valuation shortfall costs you, valuation fees, and how to check transacted prices on NAPIC before you offer.How Much Money Do You Need to Buy a House in Malaysia? Down Payment, Margin of Finance and Upfront CostsHow much money do you need to buy a house in Malaysia? For a RM500k home: 10% down plus stamp duty and legal fees, about RM70k new or RM74k subsale.First-Time Home Buyer Malaysia 2026: Stamp Duty Exemption, Tax Relief, SJKP and Government SchemesFirst-time home buyer Malaysia 2026 guide: no stamp duty up to RM500k until end-2027, up to RM7,000 tax relief on loan interest, SJKP, PR1MA, RMMJ and EPF.Private Lease Scheme in Malaysia: Buying Without an Individual Strata TitlePrivate lease scheme Malaysia: a registered sub-lease, no individual strata title. NLC 99-year limits, the April 2025 Court of Appeal ruling and a checklist.Overseas Malaysians Buying Property Back Home: Singapore PR, Foreign Income, EPF and DocumentsOverseas Malaysians stay citizens: no state consent, citizen stamp duty of 1-4%, first-home relief to 31 Dec 2027, EPF withdrawal and foreign-income loans.What House Price Can Your Salary Afford in Malaysia? (2026 Table)How much house can I afford in Malaysia? At an illustrative 4% over 35 years, RM5,000 net income supports about RM501,000. Full salary table plus cash needed.Affordable Housing Schemes in Malaysia 2026: Income Limits, Price Caps and Resale RestrictionsAffordable housing Malaysia 2026: PR1MA, Residensi Wilayah, Rumah Selangorku, RMMJ, PPR and SJKP compared – income limits, price caps, moratoriums.Rent or Buy in Malaysia? The Numbers, Not the OpinionsRent or buy in Malaysia? A RM500,000 home costs RM74,075 upfront and about 9.4% of price to buy and sell. Worked 2026 break-even, deposits and tenancy duty.Property Scams in Malaysia: Fake Agents, Fake Owners, Payment Diversion and How to CheckProperty scams in Malaysia and the 3 checks that stop them: verify a REN on the LPPEH register, run an official title search, confirm bank details by phone.Buying Property Under a Company (Sdn Bhd) in Malaysia: Tax, Financing and When It Makes SenseBuying property under a company in Malaysia: an Sdn Bhd pays 10% RPGT from year six, is capped at 60% financing, and gets no first-home stamp duty relief.Choosing the Right Unit: Floor, Orientation, Density, Flood Risk — and Feng Shui for Chinese BuyersCondo unit selection in Malaysia: MS 2680:2017 on west-facing heat, floor level, density, flood checks, maintenance fees — and feng shui, honestly framed.Property Viewing Checklist for Malaysia: Show Units, Subsale Walk-Throughs and the Questions That Get Real AnswersProperty viewing checklist Malaysia: why a show unit is not the delivered spec (Schedule G/H, 2% area tolerance), 12 subsale checks and the arrears questions.Flood and Hillslope Risk Before You Buy in Malaysia: What You Can Actually CheckFlood prone area check Malaysia: no public flood hazard map exists by address, so use the JPS annual flood report, the local plan, slope classes and insurers.Serviced Apartments and SOHO in Malaysia: the Real Cost of Commercial TitleServiced apartment vs condo Malaysia: Johor Bahru assessment 0.22% vs 0.08%, non-domestic water about 4x, and a worked annual holding gap of RM2,388.Bumi Lots and Malay Reserve Land in Malaysia: Who Can Buy, Release and ResaleBumi lot vs Malay Reserve land: who may own each, the Sekatan Kepentingan wording, Selangor's published 7% release mechanism, and the loan and resale effects.Buying Land and Building a House in Malaysia: Titles, Approvals and FinancingBuying land and building a house in Malaysia: read the title first, convert under s.124, planning permission, CIDB contractors, staged financing and the CCC.How to Choose an Area in Johor Bahru or Kuala Lumpur: A Data-Based MethodChoose an area in Johor Bahru or KL from published data: NAPIC H1 2026 overhang (Johor 4,222 homes, 9,946 serviced apartments), price indices, rail status.Will House Prices Drop in Malaysia? What the Published Data Can and Cannot Tell YouWill house prices drop in Malaysia? The H1 2026 figures: index +0.9% a year, average RM506,317, Johor +3.6% but Selangor -1.1%, 33,094 homes unsold.Malaysia Property Overhang Explained: NAPIC's Three Categories and Two Nine-Month ClocksMalaysia property overhang explained: NAPIC's three categories, the two nine-month clocks, 33,094 homes unsold in H1 2026, and how to check your district.What Does the JS-SEZ Mean for a Homebuyer? The Answer, Checked Line by LineWhat the JS-SEZ gives an individual homebuyer, checked line by line: nothing. The 40% stamp duty remission is commercial only, and Johor's costs rose twice.The RTS Link: Opening Date, Fare and What Is Actually ConfirmedRTS Link opening date and fare, as at 1 October 2026: neither announced. Confirmed: two stations, 4 km, co-located CIQ. Not announced: fare, hours, frequency.Should You Wait for Budget 2027 Before Buying a House in Malaysia?Budget 2027 is tabled on 9 October 2026, but the first-home stamp duty exemption and the section 46B loan interest deduction already run to 31 December 2027.
2Stage 2
Booking & the home loan
Booking, applying for the bank loan, reading the letter of offer — plus EPF, interest rates and insurance that decide your instalment.
EPF Withdrawal for Housing in Malaysia: Akaun Sejahtera Rules and StepsEPF withdrawal for housing in 2026: take price minus loan plus 10% from Akaun Sejahtera if under 55 with RM500. All 6 withdrawal types, examples and steps.Home Loan Application in Malaysia: Every Step from Pre-Approval to DisbursementHome loan application in Malaysia made simple: 8 steps from pre-approval to disbursement, up to 90% margin, 35-year tenure and a RM450k cost example.Home Loan Documents Malaysia: Checklist for Salaried, Self-Employed and Malaysians Working OverseasHome loan documents Malaysia checklist: 3–6 months' payslips and statements for salaried, SSM, 2 years' Form B and 6–12 months' statements for self-employed.DSR in Malaysia, CCRIS and CTOS Explained: Why Home Loans Get RejectedDSR in Malaysia explained: calculated on net income, usually capped at 60%–70%. Plus CCRIS 12-month records, CTOS scores (300–850) and loan rejection fixes.Bank Letter of Offer in Malaysia Explained: Interest Rate, Lock-in and Clauses to CheckBank letter of offer in Malaysia: check the loan amount, SBR plus spread, 2%–5% lock-in penalties, financed MRTA and deadlines, with worked RM examples.Home Loan Interest Rate in Malaysia: How OPR, SBR, BR and BLR WorkHow your home loan interest rate in Malaysia is set in 2026: OPR at 2.75%, SBR vs BR vs BLR, and how a 0.25% change moves a RM400k instalment by about RM60.Flexi Loan vs Term Loan in Malaysia: Semi-Flexi, Lock-In Periods and Islamic FinancingFlexi loan vs term loan in Malaysia: which saves more? RM300 extra a month saves about RM97,900 on RM400k. Plus lock-in fees of 2%–5% and 2025 bank changes.MRTA vs MLTA in Malaysia, and the Home Insurance Your Bank Actually RequiresMRTA vs MLTA in Malaysia: single premium with reducing cover vs monthly premium with level cover, about 7x the cost in one example. Plus fire and houseowner.Booking Fee for New Property in Malaysia: Legal Position, Checks and Refund RisksBooking fee for new property in Malaysia: there is no legal 3% cap and Reg 11(2) bans payments outside the SPA. 8 checks, refund rules, LAD from booking.Second and Third Home Loans in Malaysia: How the 70% Margin Rule WorksA third property loan in Malaysia is capped at a 70% margin by BNM's 2010 measure, counting outstanding loans. A RM500,000 third home needs RM172,225 cash.Joint Property Purchase and Joint Home Loan in Malaysia: Shares, Exits and Adding or Removing a NameJoint home loan Malaysia: the title holds undivided shares with no survivorship, the loan sits on both CCRIS profiles, and one prior owner ends the exemption.How to Improve Your CCRIS Before a Home Loan in Malaysia: CTOS, PTPTN and Car LoansHow to improve your CCRIS before a home loan: it shows only 12 months and only live accounts, and updates on the 10th. A free check and a 6-month plan.How to Choose a Home Loan in Malaysia: SBR, Spread, Lock-in and Fee PackagesComparing home loans in Malaysia? The SBR is identical at every bank and equals the OPR, so only the spread differs, and BNM's 2026 framework bars raising it.Zero Down Payment and Rebate Mark-Up Packages: How They Work and Where the Line IsHow zero down payment works in Malaysia: the SPA price, the rebate and the bank's net price. Where a disclosed rebate ends and an undisclosed mark-up begins.Guaranteed Rental Return Malaysia: Who Pays for It, and What Happens When It EndsGuaranteed rental return Malaysia: lawful but unregulated, funded out of a higher purchase price on every published source, and what happens when it ends.
3Stage 3
Signing the SPA
The SPA, the loan agreement, stamp duty and legal fees — understood clause by clause before you sign.
Stamp Duty Malaysia 2026 and Legal Fees: How to Calculate (with Examples)Stamp duty Malaysia 2026: MOT rates 1%–4%, 0.5% on loans, 8% for foreigners, first homes to RM500k exempt, plus SRO 2023 legal fees and worked examples.Schedule H SPA, Plus G, I and J: The New Property SPA in Malaysia ExplainedSchedule H SPA Malaysia explained with G, I and J: 24/36-month delivery, LAD at 10% a year, 24-month DLP, strata title with VP, plus a pre-signing checklist.Progressive Payment Schedule Malaysia: Every Stage, and the Interest You PayProgressive payment schedule in Malaysia: 10% on signing, 17.5% at VP, 5% held by the lawyer. Each Schedule H stage and a worked interest example.Signing the SPA and Loan Agreement: What Each Lawyer Does and What to BringSigning the SPA in Malaysia: what each lawyer does, what to bring, and SRO 2023 fees of 1.25% on the first RM500k, with a RM500,000 worked example.Backing Out of a Property Purchase in Malaysia: Booking Fees, SPA Default and What It CostsCancelling an SPA in Malaysia: booking fees are barred by reg 11(2), the one exit is 1% for an income-based loan rejection, and buyer default forfeits 10%.Stamp Duty Self-Assessment in Malaysia (STSDS): What Actually Changed for Buyers in 2026Stamp duty self-assessment (STSDS) in Malaysia: your loan agreement has been self-assessed since 1 Jan 2026, but the MOT only follows on 1 Jan 2027.
4Stage 4
From SPA to keys
You pay on architect's certificates as construction progresses and the bank releases the loan in stages. Handover needs a CCC plus water and electricity, and late delivery can be claimed.
From SPA to Keys: Progress Billing, LAD for Late Delivery & Extension of TimeLAD for late delivery in Malaysia is 10% a year of the SPA price, counted from the booking-fee date. Worked RM600k example, EOT case law and how to claim.Tribunal for Homebuyer Claims in Malaysia: How to Claim Against a DeveloperThe Tribunal for Homebuyer Claims hears claims against developers up to RM50,000 for a RM10 fee, filed within 12 months. Forms, documents, steps.Abandoned Housing Projects in Malaysia: Definition, Rescue & Buyer RightsAbandoned housing projects in Malaysia: after 6 months' stoppage, HDA s.8A lets buyers terminate for a full refund within 30 days. Rescue, loans, red flags.CCC in Malaysia and Vacant Possession: What Must Be in Place Before You Collect KeysA CCC in Malaysia must be issued before vacant possession. The 5 VP conditions, strata title with VP, the 30-day deemed-VP rule and what you pay at handover.Caveats and Perfection of Transfer & Charge in MalaysiaCaveat Malaysia guide: the 4 types, why a private caveat lapses after 6 years, how to remove one, and why perfection of transfer (POT/POC) matters.Strata Title Not Issued: Can You Sell, Can You Borrow, and How to Chase the DeveloperStrata title not issued? In Malaysia you can still sell and borrow: the section 8 duty, a RM10,000-RM100,000 fine, 30-day transfer, RM50 consent cap.
5Stage 5
After you get the keys
Inspection, utilities, assessment and quit rent, renovation, renting out, refinancing, selling and inheritance.
Should You Refinance a Home Loan in Malaysia? Costs, Break-Even and What to Do After Full SettlementShould you refinance a home loan in Malaysia? A 0.5% cut on RM350k saves about RM97 a month but needs ~71 months to recover full costs. Plus Form 16N steps.Defect Liability Period (DLP) in Malaysia: Defect Inspection Checklist & How to Claim from the DeveloperDefect liability period Malaysia explained: 24 months from VP, developer must repair within 30 days, plus a room-by-room inspection checklist and claim steps.After Buying a House in Malaysia: Utilities, Assessment Tax, Quit Rent, Insurance & Management ChecklistAfter buying a house in Malaysia: TNB deposit of about 2 months' bills, water account transfer, 3-month council notice, 31 May quit rent deadline. JB and KL.Renovation Permit Malaysia: Council Permits, Condo Management Rules & Contractor TipsRenovation permit Malaysia: when landed homes need council approval, why condos need written management approval, MBJB fee example and how to check CIDB.Renting Out Property in Malaysia: Tenancy Stamp Duty, Rental Income Tax and the Letting ProcessRenting out property in Malaysia: the RM2,400 tenancy stamp duty exemption ended 1 Jan 2025, self-assessment started 2026. Rates, examples, penalty waiver.Selling Property in Malaysia: RPGT Rates 2026, Seller Costs and Step-by-Step ProcessSelling property in Malaysia in 2026: RPGT is 0% for citizens after year 5, buyers retain 3% or 7%, file within 60 days. Full RM600k example and seller costs.Wills and Property Inheritance in Malaysia: Joint Ownership and What Happens Without a WillProperty inheritance in Malaysia: with no will, the Distribution Act gives spouse 1/4, children 1/2, parents 1/4. Wills, probate and joint owners explained.Rental Yield in Malaysia: Gross vs Net, and What Landlords Actually KeepRental yield Malaysia, done properly: gross is rent over price, but after maintenance, assessment, commission, vacancy and tax a 5.28% JB condo nets 3.18%.Love and Affection Transfer in Malaysia: Stamp Duty Relief, RPGT and the Full ProcessLove and affection transfer Malaysia: 100% stamp duty exemption on the first RM1m of value, 50% remission above, plus RPGT rules, Form 14A and the process.Renovation in Malaysia: Budgeting, Financing and the Approvals You NeedRenovation loan Malaysia 2026: four ways to pay compared, HCGS-MADANI's shared 20% envelope, when a bank releases the money, and the approvals you need.Renting Out Your Property in Malaysia: Rent, Tenants, Tenancy Agreement and HandoverRenting out property in Malaysia: pricing the rent with no official index, the 1.25-month letting fee, the 1+2+0.5 deposit and 2026 tenancy stamp duty.Making a Property Insurance Claim in Malaysia: Leaks, Fire, Flood and What You Actually GetHow a property insurance claim works in Malaysia: 15 days on a fire policy, 30 on houseowner cover, a 14-working-day adjuster report, FMOS up to RM250,000.Small Estate Distribution in Malaysia: Transferring Property When There Is No WillSmall estate distribution in Malaysia: no will and an estate under RM5 million means applying to JKPTG via MyLand. Documents, enquiry and JKPTG's 4-6 months.A Living Trust in Malaysia or a Will? What a Trust Does and Does Not Do for PropertyA living trust in Malaysia skips probate for assets transferred in, but moving a house into it does not avoid stamp duty or RPGT. Costs, law and the limits.Short Term Rental Malaysia: Is Airbnb Legal? By-Laws, Local Rules and TaxShort term rental Malaysia: no federal STRA law is in force, two appeal courts disagree on whether a JMB or MC can ban Airbnb, RM10 tourism tax applies.Does a Landlord Need to Issue an e-Invoice in Malaysia? No, if You Let as an IndividualA landlord e-invoice answer with sources: an individual letting residential property issues none, but a business tenant must raise a self-billed e-Invoice.
6Stage 6
Repairs & property management
The Strata Management Act, JMB/MC, maintenance fees and sinking fund, by-laws, common-property defects and leaks.
Strata Management Act 2013 Explained: JMB, MC, COB and Your RightsStrata Management Act 2013 in plain English: JMB within 12 months of VP, MC after 25% of share units transfer, COB powers, tribunal claims up to RM250,000.Maintenance Fees & Sinking Fund in Malaysia: How They're Calculated and What Happens If UnpaidMaintenance fee and sinking fund in Malaysia: charges follow share units, sinking fund is at least 10%, and arrears carry 10% interest and fines to RM5,000.Strata By-Laws in Malaysia: Pets, Renovation, Short-Term Rentals & FinesStrata by-laws Malaysia: no blanket pet ban, additional by-laws need a special resolution, fines cap at RM200, and whether a condo can ban Airbnb is unclear.Water Leakage From Upstairs & Common Property Defects in Malaysia: Who PaysWater leakage from upstairs in Malaysia: the law presumes where the defect is, not who pays. Inspection within 7 days, Form 28 within 5, repairs within 7.When Strata Management Fails: JMB/MC Elections, Proxies and the Strata Management TribunalStrata Management Tribunal Malaysia: file claims up to RM250,000. How JMB and MC elections, share-unit voting, proxies and a 25% EGM requisition work.Urban Renewal Bill Malaysia: Can My Old Condo Be Redeveloped Without My Consent?The Urban Renewal Bill was withdrawn by Cabinet on 23 Jan 2026, so there is no Urban Renewal Act. What can force a sale of your old condo, and what cannot.
Ask Louis directly
Send me the project name and I will check the developer's licence, the advertising permit and the delivery deadline, then tell you which SPA clauses to watch.
I'll check the KPKT licence and advertising permit for any project you're considering, free.
FAQ
Frequently asked questions
Do I have to pay a booking fee for new property in Malaysia?
There is no legal ‘3% booking fee cap’. Regulation 11(2) of the Housing Development (Control and Licensing) Regulations 1989 bars a developer from collecting any payment other than what the SPA prescribes, so a pre-SPA booking fee has no legal footing. It is still common in practice — get an official receipt and ask in writing how it is refunded if your loan is rejected. See booking a new property.
How much compensation can I claim for late delivery?
Under the statutory SPA, liquidated ascertained damages (LAD) are 10% of the purchase price a year. In PJD Regency (Federal Court, 2021) the court held that LAD runs from the date the booking fee was paid, not the SPA date. Worked examples are in the construction period and LAD.
How long does a developer have to deliver a new property?
24 months for landed property (Schedule G) and 36 months for strata property (Schedule H), counted from the SPA date. At vacant possession the building must have its Certificate of Completion and Compliance (CCC) with water and electricity ready; for strata (Schedule H) the strata title must also have been issued before the 17.5% VP payment falls due.
How long is the defect liability period for new property?
24 months from vacant possession. You notify the developer in writing, and the developer must repair within 30 days of the notice. The checklist and claim steps are in defect inspection and DLP.
Where can I complain about a developer?
File a claim with the Tribunal for Homebuyer Claims (Tribunal Tuntutan Pembeli Rumah): up to RM50,000 (more if both sides agree in writing), a RM10 fee, within 12 months of the CCC, the end of the defect liability period or termination of the SPA. See the homebuyer tribunal.
Louis Koh
11 years in Malaysian property · Johor Bahru & Kuala Lumpur · English & 中文
I help local buyers and cross-border buyers from Singapore with new and subsale property. Every figure in these guides is sourced; when a rule changes, I update the page and date it.
Verified: 2026-09-20. This guide is general information, not legal, tax or financial advice. Rules and rates change — confirm in writing with your lawyer, bank or the relevant authority before you sign.
Stuck on this step? Ask me directly
Send me your situation — new or subsale, budget, state, and where you are in the process — and I will tell you what to do next and what to watch for.
I'll check the KPKT licence and advertising permit for any project you're considering, free.
Louis Koh · 11 years in Malaysian property · +60 10-906 6685 · replies 9am–10pm MYT