MM2H 2026 Guide — Tiers, Property Rules & Eligible Projects

📋 The one thing most people get wrong: qualifying for MM2H does not mean you can buy at the MM2H minimum price. Each state sets its own floor for foreign buyers, and the higher of the two applies. In Kuala Lumpur that floor is RM1 million — so a Silver applicant cannot buy a RM600,000 unit here, even though MM2H Silver says RM600,000.

The three tiers

Tier	Fixed deposit	Visa term	Min. property	Min. age	Participation fee	Processing fee	Renewal after full term
Silver	USD 150,000	5 yrs, renewable	RM 600,000	25	RM 1,000	RM 5,000 + RM 2,500 per dependant	RM 1,500
Gold	USD 500,000	15 yrs, renewable	RM 1,000,000	25	RM 3,000	RM 5,000 + RM 2,500 per dependant	RM 3,000
Platinum	USD 1,000,000	20 yrs, renewable	RM 2,000,000	25	RM 200,000	RM 5,000 + RM 2,500 per dependant	RM 5,000

Source: Ministry of Tourism, Arts and Culture — mm2h.gov.my/category/overview, the application guidelines, and the Silver, Gold, Platinum and SEZ/SFZ category pages. Last verified 15 October 2026.

The participation fee is a one-off charge on the principal application — there is no participation fee for dependants. The renewal fee shown applies when the pass is renewed after the full programme term has run. During the term the pass sticker is renewed every five years, or sooner if your passport expires first, at a visa fee of RM0–RM50 depending on nationality plus a fixed pass fee of RM500 a year.

🏷️ The SEZ/SFZ category is a different thing — and it is tied to Johor. The Special Economic / Financial Zone (SEZ/SFZ) category is open from age 21 and asks for a much lower fixed deposit — USD 65,000 for ages 21–49 or USD 32,000 for ages 50+ — with a 10-year renewable pass, a RM1,000 participation fee and a RM300 renewal fee. The catch is the property condition: MOTAC requires the participant to buy and own a property in Forest City, Johor, with the floor price set by Johor's own state property acquisition policy, not by a national MM2H figure. Business, investment and career activities are not allowed on this category either. It cannot be used to buy in Kuala Lumpur or Selangor, so nothing in the sections below about KL and Selangor floors applies to an SEZ/SFZ participant. I don't cover Johor — if Forest City is what you're looking at, work with an agent who does.

What you can actually buy, by state

Foreign purchases need written consent from the state land authority, and every state sets its own minimum price. These floors sit on top of the MM2H minimum — whichever is higher is the one that binds you.

Kuala Lumpur

RM 1,000,000

Same threshold for strata and landed. Consent goes through the federal EPU, which is why KL is usually the most predictable place for a foreigner to buy — roughly 3–4 months.

Selangor — Zones 1 & 2

RM 2,000,000

Petaling, Gombak, Hulu Langat, Sepang, Klang, Kuala Selangor, Kuala Langat — which covers essentially every major Selangor address. Raised from RM1M, so older guides online are out of date.

Selangor — Zone 3

RM 1,000,000

Hulu Selangor and Sabak Bernam only.

⚠️ The Selangor rule that catches people out: foreigners may only buy strata or landed strata (gated & guarded) there — an ordinary individual-title terrace or bungalow is not permitted at any price, however much you pay. Some developments also limit how many units may go to foreign buyers, so ask the developer whether any such cap applies before you fall in love with a unit.

💰 From 1 January 2026: non-citizen buyers pay a flat 8% stamp duty on the instrument of transfer for residential property, under the Finance Act 2025. On a RM1 million unit that's RM80,000 — budget for it early, because it is not the same rate citizens pay. Two things worth knowing: Malaysian permanent residents are treated as citizens here and pay the normal tiered rates, and the 8% attaches to instruments executed on or after 1 January 2026, even where the sale was agreed before that date.

Projects with units foreigners can buy

Measured against the state floors above — RM1M in KL, RM2M in Selangor. The price shown on each card is the developer's entry price for the smallest layout. On a few of these the entry unit sits below the threshold while the larger layouts clear it comfortably — those are marked, and I'll tell you exactly which unit types qualify. Always confirm the specific unit price before you commit.

💬 Ask Which Units Qualify For My Tier

What it actually costs upfront

The purchase price is the part everyone plans for. The rest of it is what surprises people — especially the 8% stamp duty, and the fact that a foreign buyer is usually offered a lower financing margin than a Malaysian would get. Worked example on a RM1M KL condo, Gold tier, principal applicant with no dependants:

Cost	Amount	Note
Purchase price	RM 1,000,000	At the KL threshold
Down payment	RM 350,000	Assuming a 65% margin — an assumption for this example, not a quote
Stamp duty on transfer	RM 80,000	8% flat, non-citizen rate from 2026
Loan agreement stamp duty	RM 3,250	0.5% of the loan
Legal fees	~RM 12,000	SPA and loan agreement
State / EPU consent fee	~RM 10,000	Selangor runs higher, RM10k–25k
Valuation and misc.	~RM 4,000	Valuation, searches, admin
MM2H participation fee	RM 3,000	Gold tier, one-off, principal only
MM2H processing fee	RM 5,000	Plus RM 2,500 for each dependant
Cash needed	~RM 467,000	Before furnishing, and before the fixed deposit

Indicative only. The financing margin in this example is an assumption used to make the arithmetic concrete — it is not an offer, and no bank is obliged to approve any amount. Legal and consent fees vary by lawyer and district. Ask me for a breakdown on the specific unit you're considering, and get the financing figure from a banker.

How the application works

Engage a licensed MM2H agent

Direct submissions are not accepted — every application must go through a tour operating business licensed by MOTAC under the Tourism Industry Act 1992. I'm a Real Estate Negotiator · REN 73545 · IQI Realty, not an MM2H agent, so I'll refer you to one and stay on the property side.

Submit through the One Stop Centre

Your agent files through the OSC MM2H. Immigration matters, including the final approval, sit with the Ministry of Home Affairs through the Immigration Department — not with MOTAC and certainly not with me.

Place the fixed deposit

Opened with a Malaysian financial institution at the level for your tier. Once you have been approved as an MM2H participant you may withdraw up to 50% of the principal for approved purposes — buying a residence is one of them, alongside education, medical and tourism activities in Malaysia.

Medical check-up, for you and your dependants

A medical check-up at a clinic or hospital on MOTAC's panel is compulsory for the principal and every dependant after approval. Your agent will also handle the insurance and bond paperwork.

Pass issued, then the property

Immigration endorses the MM2H pass with a Multiple Entry Visa. Buying a residence is compulsory after approval, and on the property side you'll also need state consent for the purchase — that part is where I come in. I'll shortlist what qualifies and walk the sites with you.

ℹ️ Anything about the application itself, check at source. Eligibility, documents, timelines, fees and the approval decision are not mine to answer and I won't guess at them. Go to mm2h.gov.my, or contact MOTAC's One Stop Centre directly on +603 8891 7568 / +603 8891 7434, or ask an MM2H agent licensed by MOTAC. My side of this is the property: which projects qualify, what they're really like, and what the purchase will cost you.

State consent — the step that actually blocks deals

Every foreign purchase needs written consent from the state authority (or the EPU for KL). This is not a formality. If the purchase price sits below the state minimum, consent is refused — the price on the SPA is what gets measured, so a bargain subsale or an auction win below the floor will fail regardless of what the property is worth. Budget 3–4 months for KL, longer in most states.

Consent conditions are set state by state and they do get revised, so whatever you read online — here included — check the current conditions for the specific state with your lawyer before you sign anything.

Worth knowing before you commit

Buying a home is compulsory, and you cannot sell it for 10 years. The purchase is a condition of the pass, not an optional extra. The only way out before ten years is to upgrade — sell and buy a more expensive residence. MOTAC states plainly that failing to meet the terms can have the MM2H pass revoked, so treat this as a ten-year commitment to one property, not a trade.
Check your own deadline for buying — don't take one from a website. MOTAC's published guidelines and category pages state that the purchase is compulsory after approval, but they do not set out a timeframe. A figure of around twelve months circulates widely online; I could not confirm it in an official document, and I also can't tell you that no deadline applies — conditions can be attached to an individual approval or set at state level. Ask MOTAC or your licensed MM2H agent what the deadline is on your approval letter.
Minimum stay: participants below 50 must be in Malaysia for 90 cumulative days a year. For ages 25–49 that can be met by the principal and/or their dependants between them. Age 50+ has no minimum stay requirement.
Minimum age is 25 for Silver, Gold and Platinum, and 21 for the SEZ/SFZ category.
Where you may buy is set by the category, not only by the price. On Silver, Gold and Platinum, MOTAC sets a minimum value for the residence and the state sets its own floor and consent rules on top — the higher one binds. On SEZ/SFZ the property itself must be in Forest City, Johor. MOTAC's published guidelines do not require Silver, Gold or Platinum participants to buy from a developer rather than on the secondary market; if an agent tells you otherwise, ask them to show you where it is written.
It is not permanent residency. MM2H is a renewable long-stay pass with a Multiple Entry Visa, and even Platinum does not automatically lead to PR.
Working and doing business. MOTAC records business and investment activities and career opportunities as permissible on Platinum and not allowed on Silver, Gold or SEZ/SFZ. If you need to work or run a business here, the category decides it.
Dependants: spouse; biological, step or adopted children under 21; children aged 21–34 provided they are unemployed and single while in Malaysia; medically certified children with disabilities at any age; and parents and/or parents-in-law. Platinum participants may also bring a foreign maid. There is no participation fee for dependants.
Capital is locked in. Up to 50% of the principal fixed deposit may be withdrawn after approval for a residence, education, medical or tourism purposes. The rest stays put.
Financing is tighter for foreigners. A foreign buyer is generally offered a lower margin than a Malaysian would get. There is no fixed rule and no bank is obliged to lend any particular amount — get your own indication from a banker before you commit to a price.
Selling later costs more too. Real Property Gains Tax is charged at a higher rate for non-citizens. Get the rate that applies to your holding period from your lawyer and factor it into your exit, not just your entry.
Thresholds have moved before. KL went from RM500k to RM1M and Selangor from RM1M to RM2M. The floor that applies is the one in force when your SPA is signed.
Tax: MOTAC lists tax exemption on incoming foreign funds such as the fixed deposit as a category benefit. Your own tax position depends on your residency and home country — that one is for a tax adviser, not for me.
Rules change. MM2H has been revised several times in recent years. Confirm every figure on this page with a licensed MM2H agent before you move money.

Sarawak runs a different programme

🗺️ Nothing on this page applies to Sarawak. Sarawak operates its own S-MM2H programme under its own state authority, with its own deposit levels, age rules, property conditions and fees — all different from the federal MM2H figures above. I cover Kuala Lumpur and Selangor, and I don't list Sarawak projects, so if Sarawak is where you're headed please speak to an agent licensed there rather than working from the numbers on this page.

Thinking about buying here on MM2H? Tell me which tier you're on and I'll send back the projects that genuinely qualify — plus the ones I'd skip, and why.

💬 Explore MM2H Property Options

Disclaimer: This page is general information for property buyers. It is not immigration, legal, tax or financial advice, I am not a licensed MM2H agent, and I cannot submit, influence or guarantee the outcome of any MM2H application — approval sits with the Immigration Department. Tier figures were taken from MOTAC's own category pages at mm2h.gov.my and last verified on 15 October 2026; state minimum prices are the thresholds current at that date. All of it does change. Verify everything with a licensed MM2H agent and your own lawyer before committing funds.

Malaysia My Second Home (MM2H)