MM2H and Buying Property: What Changes

What this MM2H property purchase guide covers

Malaysia My Second Home is an immigration programme administered by the Ministry of Tourism, Arts and Culture. It gives a long stay pass. It does not change your status under the land law.

That distinction is where most MM2H property confusion starts, and it costs applicants real money.

Two different property figures

The MM2H programme requires a pass holder to buy residential property in Peninsular Malaysia at a minimum value set by tier. Under the tiered structure introduced in 2024 there are three: Silver at RM600,000, Gold at RM1,000,000 and Platinum at RM2,000,000.

Separately, and independently, the state where the property sits sets its own minimum for acquisition by a non-citizen, and the State Authority must approve the transfer under section 433B of the National Land Code.

These are two different rules from two different authorities. The higher figure is the one you actually have to meet.

Why that matters for a Silver applicant

Suppose you qualify for Silver, where the programme requirement is RM600,000, and you are looking in a developed part of Selangor where the state minimum for a non-citizen sits well above the federal RM1,000,000 baseline.

The RM600,000 figure is then irrelevant to what you can actually buy. The state threshold governs, because it is the State Authority that has to approve your transfer. Buying at RM600,000 in that district is not a cheaper route into MM2H. It is a transaction that will not be approved.

This catches people who plan the visa first and the property second. Check the state threshold for the district you are actually targeting before you fix a budget around a tier.

What MM2H does not do

Holding an MM2H pass does not remove the section 433B consent requirement. You still apply, the State Authority still exercises its discretion, and the timeline is still the least predictable part of the purchase.

It does not make you a citizen or a permanent resident for stamp duty. Transfer stamp duty at the flat 8% non-citizen rate applies to an MM2H holder in the same way it applies to any other non-citizen buyer, from 1 January 2026.

It does not open Malay reserve land, Bumiputera allocated units or the other closed categories.

And it does not change real property gains tax on the way out. A non-citizen disposer pays a flat 10% however long the property was held.

The holding period

MM2H property purchases are reported to carry a minimum holding period, commonly stated as ten years from the date of the sale and purchase agreement, with disposal before then requiring approval.

We are flagging this rather than stating it as settled, because programme conditions have changed more than once and published summaries disagree on the detail. If a holding period matters to your plans, confirm the current condition against MOTAC directly or through your MM2H agent before you commit, and tell us what it says so the agreement can reflect it.

What we handle and what we do not

We are not MM2H agents and we do not process visa applications. What we do is the conveyancing: the land search, the eligibility check against the state threshold, the section 433B consent application, the stamping and the registration.

If you are working with an MM2H agent, the useful division is that they own the pass and we own the title. What we need from them early is the tier you are applying under and any property condition attached to it, so the agreement matches both sets of requirements rather than only one.

See conveyancing for foreign buyers for how the purchase runs end to end.

Frequently asked questions about MM2H property purchase