Can Foreigners Buy Property in Malaysia?
The short answer is yes — but above a minimum price, with state approval, and now a higher stamp duty. Here are the 2026 rules, state by state, written for cross-border buyers.
This is the question I field most from Singaporean and other overseas buyers eyeing Johor and KL. The rules are very workable once you know them — the key is that they are set at state level, so the number that matters depends on exactly where you buy.
Minimum purchase price, by state
These are the common 2026 thresholds. They do change, and zones within a state can differ, so always confirm for the exact property:
| State | Strata / high-rise | Landed |
|---|---|---|
| Kuala Lumpur | RM1,000,000 | RM1,000,000 |
| Johor | RM1,000,000 | RM2,000,000 (intl zones) |
| Selangor | RM1–2,000,000 by zone | Generally strata only |
| Penang (island) | RM1,000,000 | RM3,000,000 |
| Penang (mainland) | RM500,000 | RM1,000,000 |
What foreigners cannot buy
- Property priced below the state minimum (this rules out low-cost and affordable homes).
- Malay Reserved Land and Bumiputera lots — strictly prohibited.
- In some states, individual landed property (e.g. Selangor generally allows strata only).
- Certain properties on the affordable-housing or auction quotas reserved for locals.
State consent and the 8% stamp duty
Every purchase by a non-citizen needs written state-authority consent. It typically takes a few months and carries a consent fee that varies by state. On top of that, from 1 January 2026 non-citizen individuals (excluding PRs) and foreign companies pay a flat 8% transfer stamp duty, up from 4% — so budget for it early, because on a RM1 million purchase that alone is RM80,000.
What about MM2H?
The Malaysia My Second Home (MM2H) programme has its own tiers and, in some cases, can interact with the price thresholds — but state property rules still apply. If you are considering MM2H as part of your plan, it is worth looking at as a separate decision rather than assuming it unlocks cheaper property.
Buying from across the border? I do this every week
Most of my work is helping Singaporean and overseas buyers through exactly these rules in Johor and KL. Tell me what you are looking at and I will tell you straight if it qualifies. I am Louis Koh, over a decade in Johor Bahru property.
Frequently asked questions
Can foreigners buy property in Malaysia?
Yes, above the state minimum price, with state consent, and provided it is not restricted land such as Malay Reserved Land or a Bumi lot.
What is the minimum price for foreigners?
Commonly RM1 million, higher for landed and some zones — e.g. KL RM1m, Johor RM1m strata / RM2m landed in international zones, parts of Selangor RM2m. It varies by state.
Can foreigners buy landed property?
It depends on the state, often above a higher threshold; Selangor generally restricts foreigners to strata. Check the specific state.
How much stamp duty do foreigners pay?
A flat 8% transfer stamp duty from 1 January 2026, up from 4%.
Want to see actual projects?
From Johor Bahru to Kuala Lumpur, I keep a documented list of what is selling now — including projects open to foreign buyers.