The MM2H programme has 4 tiers — Silver, Gold, Platinum, and SEZ — with no minimum income requirement and no liquid asset proof needed by MOTAC. Just a fixed deposit and a residential property purchase.
Ask Henry about MM2HMalaysia My Second Home (MM2H) is a renewable Social Visit Pass (multiple-entry visa) administered by MOTAC. It lets eligible foreigners reside in Malaysia long-term without giving up their home citizenship.
The current programme has 4 categories — Silver, Gold, Platinum, and SEZ — designed for different budgets and lifestyle goals. The previous high income and liquid asset thresholds have been replaced by clearer fixed-deposit and property requirements.
All applications must be submitted through a licensed MM2H agent accredited under the Tourism Industry Act 1992. Henry can connect you with the right people and help you find a qualifying property.
All tiers require a fixed deposit in a Malaysian bank and a residential property purchase. Fixed deposit amounts are denominated in US Dollars, property minimums in Malaysian Ringgit.
⚠️ Verify before applying. Figures below reflect the latest publicly available MOTAC guidance. The programme has been revised multiple times since 2021. Confirm current requirements with a licensed MM2H agent before placing any deposit or signing an SPA.
* Stay requirement waived for applicants aged 50 and above under most published guidelines. State-level foreign buyer property minimums may apply where higher than the MM2H minimum (e.g. KL, Selangor, Penang). Always verify with a licensed MM2H agent.
On top of the MM2H tier minimum, every Malaysian state sets its own minimum purchase price for foreign buyers (MM2H holders included). The higher of the two applies, and state-authority consent is still required.
| State / Zone | High-rise (strata) | Landed |
|---|---|---|
| Kuala Lumpur | RM1,000,000 | RM1,000,000 |
| Putrajaya | RM1,000,000 | RM1,000,000 |
| Labuan | RM1,000,000 | RM1,000,000 |
| Selangor — Zones 1 & 2 | RM2,000,000 | RM2,000,000 |
| Selangor — Zone 3 | RM1,000,000 | RM1,000,000 |
| Penang — Island | RM1,000,000 | RM3,000,000 |
| Penang — Mainland | RM500,000 | RM1,000,000 |
| Johor | RM1,000,000 | RM1,000,000 |
| Melaka | RM500,000 | RM1,000,000 |
| Negeri Sembilan | RM650,000 | RM1,000,000 |
| Perak | RM1,000,000 | RM1,000,000 |
| Kedah (mainland) | RM600,000 | RM600,000 |
| Langkawi | RM1,000,000 | RM1,000,000 |
| Perlis | RM500,000 | RM500,000 |
| Pahang | RM1,000,000 | RM1,000,000 |
| Kelantan | RM1,000,000 | RM1,000,000 |
| Terengganu | RM1,000,000 | RM1,000,000 |
| Sabah | RM600,000 | RM1,000,000 |
| Sarawak (Kuching) | RM600,000 | RM600,000 |
| Sarawak (other divisions) | RM500,000 | RM500,000 |
Indicative 2026 figures; thresholds vary by zone, title and property type. Selangor allows foreigners to buy strata / gated-guarded landed only; Penang Island landed carries a 3% state levy; Johor SFZ / Medini zones may differ; Sabah and Sarawak (Kuching / LCDA) require additional state approval; much Kelantan land is Malay Reserve. Meeting the minimum does not guarantee approval — always verify the current threshold with the relevant State Authority or a licensed agent and conveyancing lawyer before committing.
Last reviewed: June 2026. State minimums change with policy — reconfirm the current figure before committing.
Any residential property qualifies — landed, condo, freehold or leasehold. Commercial units and shophouses are not eligible. The SPA must be submitted to MOTAC within 12 months of visa endorsement, and the property must be held for at least 10 years (you may sell earlier only if upgrading to a higher-value qualifying property).
Must be placed in a Malaysian bank within 90 days of approval. From the second year onward, up to 50% may be withdrawn for approved expenses: property purchase (SPA required), children's education, or medical expenses.
Eligible dependants: spouse, unmarried children up to 34 years old (not working in Malaysia), disabled children (no age limit), and parents or parents-in-law. Common law and same-gender marriage are not recognised.
A check-up at an authorised Malaysian hospital is required before visa endorsement. Valid Malaysian medical insurance is mandatory. Only Malaysian insurance policies are accepted under most current guidelines.
Applicants aged 25 to 49 must spend 90 cumulative days per year in Malaysia (counted across principal and dependants combined). Applicants aged 50 and above currently have no minimum stay requirement under published guidelines — a major draw for retirees.
There is no MOTAC-mandated minimum monthly income. You must declare source of funds (pension, savings, rental income, investments) with supporting bank statements. Licensed agents may apply additional internal screening for application strength.
Foreigners can own freehold residential property outright — permanent, heritable, and unencumbered. A right not easily granted in much of Asia.
Real Property Gains Tax (RPGT) reduces over time. Foreigners generally pay a flat 10% from the sixth year onward on disposal gains — confirm the current RPGT rate with a Malaysian tax adviser before relying on it. Combined with long-term appreciation in areas such as KLCC and Bukit Jalil, a long-hold strategy can work well.
For HKD, SGD, USD, and GBP holders, the Ringgit provides exceptional purchasing power. A RM 1M KL condo costs roughly HK$1.7M — a fraction of Hong Kong prices.
KLCC, Bukit Jalil, and JB CIQ corridors may target or achieve strong gross rental yields depending on entry price, unit type, furnishing and tenant demand, supported by expats, students, and cross-border workers.
Foreign-sourced income remitted into Malaysia may receive favourable treatment depending on income type and current law — confirm your specific tax position with a Malaysian tax adviser before relying on this.
Top international schools, private hospitals ranked among Asia's best, and modern infrastructure — at a cost of living far below Singapore, Hong Kong, or Sydney.
Most MM2H buyers concentrate in a handful of areas across KL and Johor. Each area page below shows current new launches, prices, and how the location matches different buyer profiles (retirement, investment, Singapore commute).
Malaysia My Second Home (MM2H) is a long-stay Social Visit Pass administered by Malaysia's Ministry of Tourism, Arts and Culture (MOTAC). It allows eligible foreigners to live in Malaysia long-term on a renewable visa without giving up their home country citizenship. The current programme has 4 tiers: Silver, Gold, Platinum, and SEZ (Special Economic Zone).
MM2H has 4 tiers: Silver requires a USD 150,000 fixed deposit and residential property purchase from RM 600,000 (5-year renewable visa); Gold requires USD 500,000 fixed deposit and property from RM 1,000,000 (15-year renewable); Platinum requires USD 1,000,000 fixed deposit and property from RM 2,000,000 (20-year renewable); SEZ tier requires USD 65,000 (USD 32,000 if aged 50+) fixed deposit with a Forest City property purchase (10-year renewable). Minimum age is 25 for Silver, Gold, and Platinum; 21 for SEZ. Applicants must verify all figures with a licensed MM2H agent before applying.
The minimum property price for MM2H depends on the tier. For Silver tier, the minimum is RM 600,000. For Gold tier, the minimum is RM 1,000,000. For Platinum tier, the minimum is RM 2,000,000. The SEZ tier requires property purchase within designated Special Economic Zones such as Forest City, Johor, with figures set by the developer and state authority. State-level foreign buyer minimums also apply where they are higher than the MM2H minimum.
Each Malaysian state sets its own minimum purchase price for foreign buyers, generally between RM 500,000 and RM 3,000,000 in 2026. Kuala Lumpur, Putrajaya, Labuan, Johor and most states require RM 1,000,000. Selangor requires RM 2,000,000 in its main zones (Zones 1 and 2). Penang Island landed property is the highest at RM 3,000,000, while Penang Mainland, Melaka, Perlis and Sarawak outside Kuching can start from RM 500,000. MM2H holders must meet whichever is higher between the state minimum and their MM2H tier minimum, and state-authority consent is still required. See the full state-by-state table on this page and verify the current figure with the relevant State Authority before committing.
Yes, MM2H holders are required to purchase a residential property in Malaysia as part of the programme conditions. The minimum purchase price varies by tier. The Sale and Purchase Agreement (SPA) must be submitted to MOTAC within 12 months of visa endorsement, and the property must be held for at least 10 years before resale (with limited exceptions for upgrading to a higher-value property).
The MM2H Social Visit Pass is renewable. Silver tier is valid for 5 years, Gold tier for 15 years, Platinum tier for 20 years, and SEZ tier for 10 years. All tiers are renewable subject to ongoing compliance with the conditions.
Yes. As of 2024, all MM2H applications must be submitted through a licensed MM2H agent accredited under Malaysia's Tourism Industry Act 1992. Direct applications are no longer accepted. A licensed agent handles the application process, documentation, and liaises with MOTAC on your behalf. Henry Tan at IQI Global can connect you with accredited MM2H agents and assist with property selection across Kuala Lumpur and Johor Bahru.
The MM2H fixed deposit is denominated in US Dollars and placed in a Malaysian bank: USD 150,000 for Silver, USD 500,000 for Gold, USD 1,000,000 for Platinum, and USD 65,000 (or USD 32,000 for those aged 50+) for SEZ. The deposit must be placed in a Malaysian bank within 90 days of approval. From the second year onward, up to 50% may be withdrawn for approved purposes such as property purchase, children's education, or medical expenses.
MM2H is a Social Visit Pass and does not automatically grant the right to work. Platinum tier holders may apply for permission to work or run a business in Malaysia. Silver, Gold, and SEZ tier holders are generally not permitted to work, though specific arrangements may be possible with separate work permit applications.
MM2H holders aged 25 to 49 must spend at least 90 cumulative days per year in Malaysia, which can be met by the principal applicant or dependants combined. Applicants aged 50 and above currently have no minimum stay requirement under most published guidelines. The 90-day count is calculated annually and does not carry over.
Popular MM2H property locations include Kuala Lumpur (KLCC, Bangsar, Bukit Jalil, Damansara Perdana), Johor Bahru (near CIQ checkpoint for Singapore commuters), Penang island, and Kota Kinabalu. Johor Bahru is particularly popular with Singapore-based buyers due to proximity and the Johor-Singapore Special Economic Zone (JS-SEZ). New launch condominiums in these areas typically start from RM 600,000, meeting the MM2H Silver minimum, though state-level foreign buyer thresholds may apply.
The Johor-Singapore Special Economic Zone (JS-SEZ) is a joint economic development initiative between Malaysia and Singapore covering Forest City, Iskandar Puteri, and surrounding areas in Johor. MM2H applicants who purchase property within designated SEZ areas qualify under the SEZ tier, which has lower fixed deposit requirements than the national tiers. The SEZ tier is designed to attract foreign investment and residents to these growth zones.
Foreign buyers, including MM2H holders (who are treated as foreign buyers unless they separately hold Malaysian permanent residency), pay stamp duty on the property purchase price (Memorandum of Transfer stamp duty). From 1 January 2026 the rate is a flat 8% for non-citizen residential buyers, up from the previous 4%. For example, on a RM 800,000 property, MOT stamp duty would be RM 64,000. No MM2H-specific stamp-duty exemption currently applies. Loan agreement stamp duty is 0.5% of the loan amount. Legal fees for the Sale and Purchase Agreement (SPA) are calculated under the Solicitors Remuneration Order 2023, approximately 1% for the first RM 500,000 plus 0.8% above that, subject to 8% SST. Rates for foreign buyers may change with each budget cycle, so verify with a Malaysian conveyancing lawyer before signing.
Yes, foreigners including MM2H applicants and holders can obtain home loans from Malaysian banks, typically up to 70 to 80 percent of the property value. The interest rate is usually around 4 percent per annum on a reducing balance basis. Malaysian banks that offer foreign buyer home loans include Maybank, CIMB, RHB, and Hong Leong Bank. Loan approval depends on the applicant's income, credit profile, and the bank's assessment.
Henry Tan is an IQI Global real estate negotiator specialising in new launch properties across Kuala Lumpur and Johor Bahru. He works closely with MM2H applicants to match them with the right property for their chosen tier and connects them with licensed MM2H agents throughout the process.