Government Home Ownership Schemes in Malaysia: i-Miliki, PR1MA, Rumah Selangorku
Edited by Teh Kim Guan, ACMA, CGMA · Updated 2026-06-23
Malaysia’s main first home schemes, PR1MA and Rumah Selangorku, offer properties priced 20% to 80% below market value to eligible Malaysian citizens, while Budget 2026 extended a full stamp duty exemption on homes priced up to RM500,000 to all first-time buyers until 31 December 2027. Understanding which scheme you qualify for, and what supporting programmes exist, can save you tens of thousands of ringgit before you sign a single document.
This is a pure-education guide covering this topic. For step-by-step buying mechanics, see our guide to how to buy a house in Malaysia. For financing basics, see our guide to how home loans work in Malaysia.
Why government schemes exist
Bank Negara Malaysia’s data consistently shows that median property prices in major urban centres outpace median household income growth. Government schemes address this gap through three levers: price control, access support (guarantees for borrowers without conventional payslips), and transaction cost relief (stamp duty waivers). Knowing which lever applies to you determines which scheme to pursue.
i-Miliki: what happened to it, and what replaced it
The i-Miliki (Inisiatif Pemilikan Rumah Keluarga Malaysia) programme offered stamp duty exemptions on both the instrument of transfer and the loan agreement for first-time buyers of homes priced up to RM500,000. It ran from 2021 and required Sale and Purchase Agreements (SPAs) to be signed by 31 December 2023, with final stamping by 31 January 2024. That programme has ended.
The good news is that its core benefit, a full stamp duty exemption for first-time buyers of homes up to RM500,000, was revived and extended under Budget 2026. The new waiver runs until 31 December 2027 (LHDN, 2025). On a RM500,000 property with a 90% loan, this saves approximately RM9,000 in MOT stamp duty and RM2,250 in loan agreement stamp duty, totalling roughly RM11,250 in upfront savings.
The key eligibility rules remain similar: you must be a Malaysian citizen, you must never have owned any residential property in Malaysia (including through gifts or joint ownership), the property must be residential and priced at RM500,000 or below, and the SPA must be executed on or before 31 December 2027.
From 1 January 2026, “residential property” for this purpose also includes service apartments and SOHO units used solely as a dwelling house.
PR1MA: federal affordable housing for the middle-income bracket
PR1MA (Perumahan Rakyat 1Malaysia) is run by Perbadanan PR1MA Malaysia under the PR1MA Act 2012. It plans, develops, and delivers homes priced approximately 20% below open-market value, targeting households that earn too much for deep-subsidy housing but too little to comfortably afford private-market prices in urban areas.
Who qualifies
| Criterion | Requirement |
|---|---|
| Citizenship | Malaysian only |
| Minimum age | 21 years old at application |
| Combined household income | RM2,500 to RM15,000 per month |
| Property ownership | Applicant and spouse must not own more than one property |
The household income figure refers to the combined gross monthly income of applicant and spouse, verified by three months of payslips and bank statements (PR1MA, 2025).
Price range and unit types
PR1MA homes are priced between RM100,000 and RM400,000, with units located across urban and suburban areas throughout Peninsular Malaysia. Projects are developed through a mix of direct construction by PR1MA and mandatory developer contributions in approved townships.
How to apply
Applications are made at pr1ma.my. You create an account, complete your profile, and select preferred projects by location. When demand exceeds supply, a transparent ballot system determines who receives an offer. There is no application fee.
Budget 2026 enhancements for PR1MA buyers
Civil servants purchasing PR1MA homes benefit from a raised LPPSA financing ceiling, increased from RM600,000 to RM1 million from Q4 2026. A Step-Up Financing programme for buyers aged 21 to 35 also allows initial monthly instalments to start lower and rise gradually, reducing the early-career cash flow burden.
Rumah Selangorku: the Selangor state scheme
Rumah Selangorku (RSKU) is administered by Lembaga Perumahan dan Hartanah Selangor (LPHS) and applies only to residents of Selangor. Unlike PR1MA, which is federally funded, RSKU works by requiring private developers operating in qualifying Selangor districts to allocate a portion of their projects as subsidised units that LPHS prices, regulates, and allocates to eligible applicants.
Who qualifies
You must be a Malaysian citizen aged at least 18, currently residing in Selangor. Applicant and spouse must not own any residential property in Selangor, whether acquired through a government or private scheme. Only one application per household is permitted: couples cannot submit separately.
Income bands and unit types
RSKU units are grouped into five types with income eligibility tied to the unit category:
| Unit Type | Maximum Combined Household Income | Price Range |
|---|---|---|
| Type A | RM3,500 per month | From RM42,000 |
| Type B | RM7,000 per month | From RM85,000 |
| Type C | RM10,000 per month | Up to approx. RM150,000 |
| Type D | RM14,500 per month | Up to approx. RM250,000 |
| Type E / E Special | RM14,500 per month | Up to approx. RM288,000 |
Income figures are gross combined household income for applicant and spouse (LPHS, 2025).
Moratorium and how to apply
Buyers cannot sell or transfer RSKU units for five years from the SPA date without written approval from the Selangor State Authority. After five years, resale typically requires LPHS endorsement. Applications are free, submitted online at ehartanah.lphs.gov.my, and matched to available projects by eligibility and location.
The Housing Credit Guarantee Scheme (SJKP): for buyers without payslips
Many first-time buyers, especially freelancers, gig workers, and micro-entrepreneurs, are eligible for government schemes but fail bank loan assessments because they cannot produce consistent payslips. The Skim Jaminan Kredit Perumahan (SJKP), also known as the Housing Credit Guarantee Scheme (HCGS), addresses this directly.
Under Budget 2026, the SJKP guarantee ceiling was doubled from RM10 billion to RM20 billion, with 80,000 first-time buyers expected to benefit (The Star, October 2025). Standard SJKP covers up to 110% financing on homes priced at or below RM500,000. The SJKP MADANI variant extends this to 120% (covering renovation costs) on homes priced at or below RM360,000. Applications go through participating banks; the portal is at sjkp.com.my.
Comparing the three main pathways
| Scheme | Who it is for | Property price cap | Income cap | Administered by |
|---|---|---|---|---|
| PR1MA | Middle-income Malaysians nationally | RM100,000 to RM400,000 | RM15,000/month (household) | Perbadanan PR1MA Malaysia |
| Rumah Selangorku | Selangor residents | From RM42,000 to RM288,000 | Up to RM14,500/month (by type) | LPHS Selangor |
| Stamp duty waiver | First-time buyers nationally | Up to RM500,000 | No income cap | LHDN (via Budget 2026) |
| SJKP guarantee | Buyers without payslips | Up to RM500,000 | No cap (bank decides) | SJKP / participating banks |
These pathways are not mutually exclusive. A PR1MA buyer purchasing a unit below RM500,000 can stack the stamp duty waiver on top of the subsidised price.
Practical tips before you apply
Check your credit history first. Even subsidised schemes require a housing loan. Run a CCRIS and CTOS check before applying. Bank Negara Malaysia recommends keeping total loan commitments (DSR) at or below 60% of gross monthly income.
Income documentation matters. For RSKU and PR1MA, declared income is verified against EPF records and payslips. Gig workers with variable income should use SJKP rather than self-certifying a figure that cannot be verified.
Apply early. Ballot-based schemes like PR1MA can take months from application to offer to SPA. Starting early gives you options.
The stamp duty waiver requires a clean ownership history. If you ever co-signed a property purchase or received a share in a property as a gift, check with a solicitor before assuming you qualify. LHDN applies a strict interpretation.
Budget for costs beyond the purchase price. Even with a stamp duty waiver and a subsidised price, you still need cash for the down payment (typically 10%), legal fees, valuation fees, and moving costs. Our guide to the cost of buying property in Malaysia covers these in full.
Key takeaways
- i-Miliki ended in early 2024, but its core benefit, a full stamp duty exemption on homes up to RM500,000, was extended under Budget 2026 until 31 December 2027 (LHDN, 2025).
- PR1MA targets middle-income Malaysians with household incomes of RM2,500 to RM15,000 per month, offering homes priced 20% below market value (PR1MA, 2025).
- Rumah Selangorku is a Selangor-only scheme with five unit types mapped to income bands from below RM3,500 to below RM14,500 per month, and a five-year resale moratorium (LPHS, 2025).
- The SJKP guarantee scheme doubled to RM20 billion under Budget 2026, giving 80,000 additional first-time buyers, including gig workers, access to housing loans.
- Most government schemes can be combined: a PR1MA or RSKU purchase may also qualify for the stamp duty waiver and SJKP guarantee simultaneously.
- Always verify current project availability and application windows directly with the administering body, as ballot schedules and project pipelines change frequently.
Frequently asked questions
Can I apply for PR1MA and Rumah Selangorku at the same time?
Yes, you can register on both portals simultaneously. If you accept and sign an SPA under one scheme, you must withdraw from the other. Accepting two offers simultaneously is not permitted.
Does the stamp duty exemption apply to subsale (secondary market) properties?
Yes. The Budget 2026 exemption covers first-time buyers purchasing any residential property, newly built or second-hand, as long as the SPA is signed by 31 December 2027 and the property price is RM500,000 or below. Confirm with LHDN or your solicitor if your property type is non-conventional.
I am self-employed with no EPF contributions. Can I still qualify?
Yes, through the SJKP guarantee scheme. SJKP was designed for buyers who cannot document income through payslips. Contact a participating bank with your business registration documents and bank statements. The doubled guarantee ceiling under Budget 2026 means more banks now participate.
What happens if I sell my Rumah Selangorku unit before the five-year moratorium ends?
You must obtain written approval from the Selangor State Authority. Selling without approval breaches the SPA conditions and can result in legal action and recovery of the subsidy. After five years, resale is permitted subject to LPHS endorsement.
The property I want is priced at RM520,000. Can I get the stamp duty waiver?
No. The threshold is based on the transaction price in the SPA. Artificially reducing the stated price constitutes misrepresentation and is an offence under Malaysian stamp duty law. If the market price genuinely exceeds RM500,000, the waiver does not apply.
Malaysia-based chartered management accountant (ACMA, CGMA) and embedded executive who has worked across finance, operations, and product roles with Malaysian companies. Every WangWise guide is checked against official Malaysian sources. How we review · About the editor
Educational content only, not financial advice. Verify current figures with official sources.