Property Guides by Type of Buyer
Different buyers face different issues. Guides for first-time buyers, LPPSA borrowers, EPF Account 2 withdrawals, Bumiputera lots and property investors.
Updated 21 August 2026 · Written and reviewed by Nur Nabilah Binti Mohd Aris
The base costs and process are the same for every buyer, but exemptions, sources of funds and consent requirements differ. A first-time buyer may qualify for a stamp duty exemption. An LPPSA borrower follows a different documentation route from a bank. A Bumiputera lot needs consent before it can be transferred to a non-Bumiputera buyer.
The fee scale and the stamp duty scale apply equally to everyone. What differs is the exemptions you qualify for, where your funds come from, and the additional consents your matter needs.
These differences are not minor. They can move the cost by thousands of ringgit and add weeks to the timeline. This page sets out what changes for each group.
Why the type of buyer matters
Three things change depending on who you are:
- Exemptions. The first-time home buyer stamp duty exemption can cut the upfront cost substantially, but it carries a value cap and eligibility conditions that have to be checked as at the date of your transaction.
- Source of funds. A bank loan, an LPPSA loan, an EPF Account 2 withdrawal and a cash purchase each carry different documentation and timelines.
- Consents. Bumiputera lots, leasehold property and purchases by non-citizens require consents that take time and can be refused.
What is the same for every buyer
Whichever group you fall into, some things do not change. The title search still has to be done. The deposit should still be held as stakeholder money rather than released straight to the seller. The transfer is still only effective once registered. And the legal fee still follows the same statutory scale.
Guides for your situation
If you are not sure which group you are in
Some buyers fall into more than one category, such as a first-time buyer using an LPPSA loan who also withdraws from EPF Account 2. In that case the sequence matters: an EPF withdrawal has its own documentary requirements and has to be planned so the funds arrive before the completion date.
If you are unsure, send us a short summary. We can tell you which rules apply and what is different in your case.
Frequently asked questions
Can I use EPF and a bank loan together?
Yes, this is common. An EPF Account 2 withdrawal is often used towards the deposit or legal costs, with the balance financed by a bank loan. The key issue is timing: the EPF withdrawal has to be started early so the funds arrive before completion.
Is the first-time buyer exemption automatic?
No. It has to be claimed and is subject to eligibility conditions and a value cap in force on the date of your transaction. Confirm your eligibility before budgeting on the basis of the exemption.
Can a non-Bumiputera buy a Bumiputera lot?
A lot marked as a Bumiputera reserve on the title is subject to a restriction in interest. A transfer to a non-Bumiputera buyer requires State Authority consent and is not guaranteed to be approved.
Do investors pay different costs from owner-occupiers?
The fee and stamp duty scales are the same. What differs is that an investor generally does not qualify for the first-time buyer exemption, and has to account for real property gains tax on disposal.
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