Foreigner Minimum Purchase Price Malaysia 2026 (Every State)
Foreigner Minimum Purchase Price Malaysia 2026
There is no single national minimum price for foreign buyers in Malaysia. Land administration falls under state jurisdiction under the Federal Constitution, which means every state — and each of the three federal territories — sets its own floor. Getting this wrong is not a minor inconvenience. If your intended property falls below the state minimum, the State Land Office will reject the transfer application and the transaction cannot complete.
Here is the full picture for 2026, with consent levies included — because the levy can add a significant sum on top of the purchase price.
The State-by-State Table
| State / Territory | Strata Minimum | Landed Minimum | Consent Fee / Levy | Key Notes |
|---|---|---|---|---|
| Kuala Lumpur | RM 1,000,000 | RM 1,000,000 | ~RM 10,000 | Federal territory; processed by PTG WP |
| Putrajaya | RM 1,000,000 | RM 1,000,000 | ~RM 10,000 | Limited residential stock |
| Labuan | RM 1,000,000 | RM 1,000,000 | ~RM 5,000 | Federal territory benchmark |
| Selangor (Zones 1 & 2) | RM 2,000,000 | RM 2,000,000 (strata landed only) | Varies by district | Individual-title landed completely prohibited |
| Selangor (Zone 3) | RM 1,000,000 | RM 1,000,000 (strata landed only) | Varies by district | Hulu Selangor and Sabak Bernam districts |
| Penang Island | RM 1,000,000 | RM 3,000,000 | 3% of purchase price | Highest landed threshold in Malaysia |
| Penang Mainland | RM 500,000 | RM 1,000,000 | ~RM 10,000 | Seberang Perai; lower barrier |
| Johor | RM 1,000,000 | RM 2,000,000 | 3% (min RM 30,000) | Medini zone exempt for new strata from developer |
| Perak | RM 1,000,000 | RM 1,000,000 | ~RM 5,000 | Revised upward from RM 500,000 |
| Negeri Sembilan | RM 650,000 | RM 1,000,000 | ~RM 5,000 | Adat tribal land off-limits |
| Melaka | RM 500,000 | RM 1,000,000 | ~RM 10,000 | Low strata floor to attract heritage tourism investment |
| Kedah Mainland | RM 600,000 | RM 600,000 | ~RM 5,000 | Standard mainland threshold |
| Langkawi | RM 1,000,000 | RM 1,000,000 | ~RM 5,000 | Higher threshold for island/tourism profile |
| Pahang | RM 1,000,000 | RM 1,000,000 | ~RM 5,000 | Cameron Highlands and Kuantan included |
| Terengganu | RM 1,000,000 | RM 1,000,000 | ~RM 5,000 | High proportion of Malay Reserve land |
| Kelantan | RM 1,000,000 | RM 1,000,000 | ~RM 5,000 | Most land is Malay Reserve |
| Perlis | RM 500,000 | RM 500,000 | ~RM 5,000 | Lowest threshold; limited stock |
| Sabah | RM 600,000 | RM 1,000,000 | ~RM 20,000 | Separate Sabah Land Ordinance; additional ministry approval required |
| Sarawak (Kuching) | RM 600,000 | RM 600,000 | ~RM 15,000 | Sarawak Land Code; LCDA consent required |
| Sarawak (Other Divisions) | RM 500,000 | RM 500,000 | ~RM 15,000 | Applies to Miri, Sibu, and other divisions |
Why Selangor Is the Most Restrictive
Selangor's Zone 1 and Zone 2 thresholds — which cover Petaling Jaya, Subang Jaya, Shah Alam, and Gombak — are set at RM 2,000,000. This makes Selangor's suburban markets effectively off-limits to most foreign buyers who are not high-net-worth individuals. The state completely prohibits foreigners from purchasing individual-title landed houses — meaning standalone terraces, semi-Ds, and bungalows are unavailable regardless of price. Only strata-titled condos or strata landed developments (gated-and-guarded communities) are accessible.
This concentration of foreign demand into stratified high-rises has driven developers to design stratified landed projects specifically targeting international buyers, at correspondingly higher price points.
The Johor Medini Exception
Johor has a standard minimum of RM 1,000,000 for strata and RM 2,000,000 for landed. But the Medini Iskandar zone operates under a different set of rules: foreigners can buy strata units with no minimum price floor, directly from approved developers. Forest City's Special Financial Zone (SFZ) offers a separate RM 500,000 minimum for properties purchased directly from developers.
The critical caveat: these exemptions apply only to primary market purchases directly from the developer. If you buy a Medini unit and then want to resell it, the buyer faces the standard Johor state minimums for sub-sale transactions. This affects your resale market and exit liquidity.
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MM2H Holders and Threshold Overrides
Malaysia My Second Home (MM2H) visa holders can purchase below certain state minimum thresholds in some jurisdictions, subject to state verification. A Silver Tier MM2H holder (who has committed USD 150,000 in fixed deposit) has a mandatory property purchase minimum of RM 600,000 — potentially below what the state minimum would otherwise require for a foreign non-MM2H buyer.
This is not automatic. Verification with the local State Authority is required, and not all states honor the MM2H property floor as an override to their own thresholds. Check with a conveyancing lawyer who works regularly with MM2H buyers in your target state.
What Affects the Threshold Check
The minimum price check is not done by looking at the listing price. It is verified against the state land circular applicable to the district (mukim) where the property is located. The correct threshold depends on:
- Which state the property is in
- Which district or zone within that state
- Whether the property is strata or individual title
- Whether it is a primary market purchase from a developer or a sub-sale
A property marketed at RM 1,100,000 in Petaling Jaya (Selangor Zone 1) cannot legally be transferred to a foreign buyer because the minimum is RM 2,000,000. The asking price being above RM 1,000,000 is irrelevant — it is the state minimum, not the national guideline, that controls.
The Consent Levy Is a Real Additional Cost
Johor's 3% consent levy (minimum RM 30,000) is separate from stamp duty and must be paid to the Johor State Land Office before the transfer is registered. On a RM 1,000,000 Johor condo, that is RM 30,000 on top of the RM 80,000 stamp duty and RM 10,000-plus in legal fees. Penang Island's 1.5% to 3% levy similarly adds tens of thousands to the transaction.
When budgeting for a foreign property purchase, the consent levy must be calculated as a line item — not treated as part of the stamp duty.
The complete toolkit for buying property in Malaysia as a foreigner includes the State-by-State Decoder that maps exact thresholds, consent levy amounts, and property type restrictions for every state — so you can verify eligibility before making an offer.
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