Kelantan

There are three published figures and they do not agree, so all three are set out here rather than one being chosen. Figure one is RM500,000: the Bar Council Conveyancing Practice Committee's state-by-state table, issued as Circular No 444/2024 on 23 December 2024 with the table stated to be as at October 2024, records Kelantan's threshold at RM500,000 — the joint lowest in the country, alongside Perlis and Sarawak, and half the figure applying in Terengganu next door.

Figure two is RM1,000,000: the same circular reproduces the federal guideline set by the Ministry of Economy, formerly the Economic Planning Unit, under which foreign interests may not acquire real estate valued at less than RM1,000,000 per unit. That is a national floor, and it sits directly on top of the state figure. Figure three is RM1,000,000 again, from a different direction: several current 2026 practitioner guides state Kelantan's minimum as RM1,000,000 rather than RM500,000.

I will not average them, choose the convenient one, or borrow a number from another state. The position must be confirmed in writing by the Pejabat Tanah dan Galian Kelantan, obtained through a Kelantan conveyancing solicitor, for the specific unit and price you intend to buy, before you pay a booking fee. Malaysian permanent residents are treated as foreign interest for this purpose. For a Malaysian citizen none of this applies.

Kelantan is a peninsular state, so the National Land Code applies in full — unlike Sabah and Sarawak. Under section 433B a non-citizen or foreign company may only take a transfer, lease, charge-related dealing or transmission of alienated land after the prior written approval of the State Authority, on a written application. Section 433C makes any dealing in contravention null and void, so this is a condition of the dealing being registrable at all, not a formality you catch up on after signing. The application goes to the state land authority in Kota Bharu.

On the levy: the Bar Council table records an express foreign levy for Kedah, Penang, Pahang and Johor. It records none against Kelantan. Be precise about what that means — the absence of an entry in a summary table is not the same as a positive statement that no fee exists, and consent processing fees and legal fees are separate from any levy in any event.

So the correct instruction is to ask the Kelantan land office in writing for the current consent fee schedule and for confirmation of whether any levy applies. Better to send that letter than to print a figure that cannot be sourced.

Yes. The federal guideline reproduced in the Bar Council circular applies everywhere in the country and excludes four categories outright: real estate valued at less than RM1,000,000 per unit; residential units in the low-cost and medium-low-cost categories as determined by the State Authority; properties on Malay Reserved Land; and real estate allocated to Bumiputera interests in a development.

The third of those deserves particular attention in Kelantan. Malay Reservation land is a substantial part of the land mass in this state, and a Malay Reserved title is not merely closed to foreigners — under the Malay Reservations Enactment it is closed to all non-Malays, including Malaysian citizens of other ethnicities.

Ask, in writing, whether the parcel a development sits on is Malay Reserved land, and have a Kelantan solicitor confirm it against the title. That single question decides more transactions in this state than the price threshold does.

Very little, and that is the honest headline. Erinaz Suites at Kubang Kerian publishes no unit count, no storey count, no built-up areas for its three layout types, no bedroom or bathroom counts, no tenure, no price list, no completion period, no developer licence number and no advertising and sale permit number. The e-brochure is an image-only PDF with no machine-readable text, so it fills none of those gaps either.

The site progress page reads Akan Datang — coming soon — with no photographs. That is worth flagging because the same group publishes dated quarterly construction photographs for its Terengganu project as a matter of routine, eighteen images across six consecutive quarters. A developer that does this everywhere else and not here is telling you something about the stage this project has reached.

Figures of 361 units and 24 storeys circulate on marketing and listing sites. Those are agent-tier sources and they are not recorded here as facts. Everything you need is printed on the advertising and sale permit — ask to see the permit itself, not a render.