MM2H Visa Holders: Can You Buy Property in Every Malaysian State
Edited by Teh Kim Guan, ACMA, CGMA · Updated 2026-06-24
Yes, MM2H visa holders can purchase residential property across Malaysia, but the answer comes with an important caveat: each state sets its own minimum purchase price for foreigners, and those state floors often override the lower thresholds attached to your MM2H tier. Understanding both layers, the federal MM2H tier rules and the state-by-state limits, is essential before you sign any sale and purchase agreement.
This guide explains how the two-layer system works, what each state requires, and what the consent process looks like in practice. See this topic for the broader buying basics hub, or how home loans work in Malaysia for the financing side.
How the two-layer rule works
When an MM2H holder buys property in Malaysia, two separate rules apply simultaneously:
- The MM2H tier minimum: The federal programme attaches a minimum purchase price to each tier. You must buy a property at or above that figure to satisfy your visa condition.
- The state minimum for foreigners: Every Malaysian state independently sets a floor price below which foreigners cannot buy, regardless of their visa type. This applies to all foreign buyers, including MM2H holders.
The higher of the two figures always wins. If your MM2H Silver tier requires RM600,000 but you want to buy in Selangor, where strata units must be at least RM1,500,000 for foreigners, you are bound by the Selangor limit, not the Silver tier minimum.
MM2H tier property requirements (as of 2024 restructure)
The MM2H programme was relaunched under the Ministry of Tourism, Arts and Culture (MOTAC) in July 2024 with three tiers. Buying a property is now a mandatory condition of participation, not merely an option.
| Tier | Visa duration | Fixed deposit (USD) | Minimum property purchase |
|---|---|---|---|
| Silver | 5 years (renewable) | USD 150,000 | RM 600,000 |
| Gold | 15 years (renewable) | USD 500,000 | RM 1,000,000 |
| Platinum | 20 years (renewable) | USD 1,000,000 | RM 2,000,000 |
| SEZ (Forest City only) | Separate scheme | Varies | RM 500,000 |
Source: MM2H Programme official guidelines, 2024 restructure.
One additional restriction applies to all tiers: you may not sell or transfer the property for 10 years from the date of purchase. You can upgrade to a more expensive property during that period, but you cannot downgrade to a lower-value unit or exit the property entirely without breaching the visa condition.
State-by-state minimum prices for foreign buyers (2025)
The table below reflects current state-level limits as published by state land authorities and widely confirmed by NAPIC-registered valuers. Some states differentiate between strata (condominiums, apartments, serviced residences) and landed (terrace houses, semi-detached, bungalows). State governments can revise these limits; always verify directly with the relevant State Land Office before committing.
| State | Strata minimum | Landed minimum | Notes |
|---|---|---|---|
| Kuala Lumpur (Federal Territory) | RM 1,000,000 | RM 1,000,000 | Applies to Putrajaya and Labuan FT as well |
| Selangor | RM 1,500,000 | RM 2,000,000 | Zone-based; some zones apply the RM2m threshold to strata too |
| Penang (island) | RM 1,000,000 | RM 3,000,000 | Island and mainland treated separately |
| Penang (mainland) | RM 500,000 | RM 1,000,000 | Lower thresholds for Seberang Perai division |
| Johor | RM 1,000,000 | RM 1,000,000 | Forest City SEZ exception: RM 500,000 |
| Sabah | RM 600,000 | RM 1,000,000 | Sabah MM2H (S-MM2H) operates separately |
| Sarawak (Kuching division) | RM 600,000 | RM 600,000 | Sarawak land law applies; S-MM2H separate |
| Sarawak (other divisions) | RM 500,000 | RM 500,000 | Lowest floor outside SEZ in Malaysia |
| Melaka | RM 500,000 | RM 1,000,000 | State land authority confirmation advised |
| Negeri Sembilan | RM 1,000,000 | RM 1,000,000 | |
| Perak | RM 500,000 | RM 1,000,000 | |
| Kedah | RM 600,000 | RM 1,000,000 | |
| Kelantan | RM 1,000,000 | RM 1,000,000 | |
| Terengganu | RM 1,000,000 | RM 1,000,000 | |
| Pahang | RM 1,000,000 | RM 1,000,000 | |
| Perlis | RM 1,000,000 | RM 1,000,000 |
A pattern emerges: the west-coast urban states (Selangor, Penang island) carry the steepest floors, while Sarawak’s other divisions and Penang’s mainland remain the most accessible for foreign buyers at RM500,000.
The Forest City SEZ exception
Johor’s Forest City was designated a Special Economic Zone (SEZ) by the federal and Johor state governments. Developers within the SEZ are permitted to sell residential units to foreigners at a minimum of RM500,000, compared to the standard RM1,000,000 floor for the rest of Johor. This exception exists specifically to attract foreign homeowners into the development zone and is one of the rare cases where an MM2H Silver holder’s RM600,000 threshold actually sets the higher bar.
Sabah and Sarawak: separate MM2H programmes
Both Sabah and Sarawak administer their own versions of the residency programme alongside the federal MM2H.
Sarawak MM2H (S-MM2H): Requires a fixed deposit of RM500,000 (not USD-denominated like federal tiers), a minimum applicant age of 30, and property purchase above the applicable Sarawak state minimum. Because Sarawak has its own land code, all foreign property transactions are subject to the Sarawak Land Code and require consent from the Sarawak Land Custody and Development Authority (LCDA) or the relevant divisional land office.
Sabah MM2H: Has its own tier structure and fixed deposit requirements separate from the federal programme. Strata property purchases must meet the RM600,000 minimum, with landed property at RM1,000,000. Consent from the Sabah Land and Survey Department is required for all foreign purchases.
Holders of the federal MM2H may still buy in Sabah and Sarawak, but they do so as foreign nationals subject to those states’ land laws, not under any special federal concession.
State consent: what it means and how long it takes
All foreign property purchases in Malaysia, including by MM2H holders, require written approval from the relevant State Authority (Pihak Berkuasa Negeri, or PBN). This is separate from the Economic Planning Unit (EPU) approval that was previously required for most foreign purchases. EPU approval was largely abolished for direct residential purchases from developers, but state consent through the land registration process remains mandatory.
Practical steps:
- Execute the Sale and Purchase Agreement (SPA): The 10% deposit is paid and the SPA is signed. Your lawyer files for consent on your behalf.
- State land office review: The state authority assesses the purchase against foreign ownership thresholds, restricted land categories (e.g., Malay Reserved Land, which is absolutely prohibited for foreign ownership), and any state-specific conditions.
- Consent endorsed on title: Once granted, consent is endorsed on the property title (Geran Tanah or Strata Title). Registration of the transfer then proceeds.
- Timeline: State consent typically takes three to six months in peninsular states. Sarawak and Sabah can take longer given their separate land administration systems.
What MM2H does not do: Holding an MM2H visa does not grant automatic consent or guarantee approval. It places you in a category that the state is aware of, but each transaction is assessed individually. Properties on Malay Reserved Land cannot be purchased by any foreigner under any visa category, including MM2H.
MM2H property buying: practical checklist
Before signing anything:
- Confirm the property is above both your MM2H tier threshold and the state minimum for the property type (strata or landed)
- Verify the land title is not Malay Reserved Land
- Engage a Malaysian lawyer experienced in foreign property transactions
- Budget for state consent processing time of three to six months
- Note the 10-year no-sale restriction and plan accordingly
- If buying in Sarawak or Sabah, confirm whether you are using the federal or state MM2H, as different land-law rules apply
Key takeaways
- MM2H holders must satisfy both the federal tier minimum (RM600k for Silver, RM1m for Gold, RM2m for Platinum) and the state minimum for foreigners, whichever is higher.
- State price floors range from RM500,000 (Sarawak outer divisions, Penang mainland strata) to RM3,000,000 (Penang island landed).
- Selangor and Penang island carry the steepest barriers; Sarawak and Sabah offer the lowest entry points.
- Every foreign purchase requires state authority consent endorsed on the title, taking three to six months on average.
- A mandatory 10-year holding period applies to all MM2H property purchases.
- Malay Reserved Land is categorically off-limits to foreign buyers, including MM2H holders.
- Sabah and Sarawak operate separate MM2H programmes under their own land laws.
Frequently asked questions
Can an MM2H Silver holder buy a RM700,000 apartment in Kuala Lumpur?
No. Although RM700,000 exceeds the Silver tier minimum of RM600,000, Kuala Lumpur’s state minimum for foreign buyers is RM1,000,000. The state floor takes precedence.
Does MM2H status speed up the state consent process?
No. State consent timelines are set by each land office’s processing queue and requirements. MM2H status does not create a fast-track lane for property title consent.
Can I buy two properties under MM2H?
The MM2H condition requires you to own at least one qualifying property. There is no rule preventing you from owning additional properties, provided each one meets the applicable state minimum and state consent is obtained for each purchase.
What happens to my property if my MM2H visa is not renewed?
You are not automatically forced to sell. However, if your MM2H visa lapses and you are no longer resident in Malaysia under any long-term pass, the 10-year holding condition no longer protects you from the standard foreign ownership rules. Consult a Malaysian property lawyer if your visa status changes before the 10-year period ends.
Can MM2H holders buy properties under RM500,000 in Sarawak outer divisions?
The state minimum for outer Sarawak divisions is RM500,000, which is below the Silver tier’s RM600,000 threshold. An MM2H Silver holder would still need to purchase at RM600,000 or above to satisfy their visa condition, even though the state technically permits foreign purchases from RM500,000.
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.