Malaysia Property Buying Cost Calculator for Foreigners
Enter the price of a home to see what you pay on top of it as a foreign buyer: stamp duty, legal fees, loan costs and state fees.
Breakdown
| Cost | Amount | How |
|---|
Lawyers' disbursements (searches, registration, courier) and valuation fees are extra and vary by firm.
Stamp duty rates for property in Malaysia (2026)
| Buyer | Home | Non-residential |
|---|---|---|
| Foreigner (not citizen or PR) | Flat 8% | Flat 4% |
| Malaysian citizen or PR | 1% to RM100,000, 2% to RM500,000, 3% to RM1m, 4% above | |
| Loan agreement (all buyers) | 0.5% of the loan | |
The flat 8% for foreign buyers of homes applies to transfers from 1 January 2026. Before that it was 4%. If you signed your agreement in 2025 but the transfer is dated 2026, ask your lawyer which rate applies.
Check first that the home is above the minimum price a foreigner can pay in that state. Buying for MM2H? See the MM2H tiers and their property rules.
Frequently asked questions
How much stamp duty does a foreigner pay on a home in Malaysia?
A flat 8% of the price (or the market value, if higher) for homes bought from 1 January 2026, under the Finance Act 2025. That covers houses, condos, apartments, flats, serviced apartments and SOHOs used as a home. Non-residential property, such as shops and offices, is a flat 4%.
What do Malaysians pay instead?
Citizens and permanent residents pay tiered stamp duty: 1% on the first RM100,000, 2% up to RM500,000, 3% up to RM1 million and 4% above that. Permanent residents are not charged the flat foreigner rate.
How are legal fees worked out?
Lawyers charge a fixed scale set by the Solicitors' Remuneration Order 2023: 1.25% on the first RM500,000 and 1% on the next RM7 million, with a minimum of RM500. Above RM7.5 million the fee is negotiable. The same scale applies to the loan documents. Lawyers may give up to 25% off, and 8% service tax is added. Searches, registration and other costs are charged on top and vary by firm.
Is it cheaper to buy from a developer?
Often, yes. A lower legal fee scale applies to some purchases from housing developers. The SPA legal fee in this calculator is the full standard scale, so treat it as the upper end.
Are there state fees for foreign buyers?
Every state needs to approve a foreign purchase. Johor charges an approval fee of 3% of the price, at least RM30,000, which the calculator adds. Penang and other states charge levies or consent fees too, but we could not confirm the amounts, so ask your lawyer for the figure in your state.
What tax do I pay when I sell?
Foreign sellers pay real property gains tax (RPGT) of 30% on the gain if they sell within 5 years of buying, and 10% from the sixth year. The buyer's lawyer usually holds back 7% of the price for the tax office until the tax is settled.
Sources
- PwC Malaysian Tax Booklet 2025/2026 - Stamp duty (independent guide)
- Skrine - Proposed amendments to the Stamp Act (Finance Bill 2025), Nov 2025 (independent guide)
- KPMG Budget 2026 tax brief - stamp duty (independent guide)
- Malaysian Bar Circular 128/2026 (refers to Finance Act 2025 Act 874) (official)
- Malaysian Bar Circular 185/2023 - Solicitors' Remuneration Order 2023 (official)
- Malaysian Bar Circular 444/2024 - foreigner property thresholds by state (official)
- LHDN - RPGT rates (official)
- Deloitte - service tax increase 6% to 8% (Feb 2024) (independent guide)
- L & Co - Johor higher approval fees from July 2025 (independent guide)
Rules last checked: Wed, 14 October 2026. Rules change; if something looks out of date, trust the official source (Immigration Department, MM2H Centre or LHDN) over this page.