MM2H in KL and Selangor in 2026: 7,650 Applications, More Than RM5 Billion in Property, and the Real Minimum a Foreign Buyer Must Meet

Malaysia My Second Home (MM2H) is a long-stay programme, but since its relaunch it has also become a property rule. Every Silver, Gold and Platinum participant must buy a home in Malaysia, at or above a minimum price for their tier, and keep it for 10 years.

On 26 September 2026, the Ministry of Tourism, Arts and Culture (MOTAC) said the programme received 7,650 new applications between 1 October 2024 and 31 August 2026, and generated RM8.85 billion in economic value, including more than RM5 billion in property purchases.

For a foreign buyer looking at Kuala Lumpur or Selangor, the MM2H minimum is only one of the numbers that matter. The state’s own minimum price for foreign buyers, the state consent process and the 8% stamp duty on residential transfers to non-citizens all apply on top. This guide puts them together, so you know your real starting point before you shortlist a home. It also has a section for Malaysian owners who are selling to a foreign buyer.

Not advice. This is general information from MOTAC, the Selangor Land and Mines Office, the Ministry of Economy, the Ministry of Finance, LHDN and the Malaysian Bar, as at 1 November 2026. It is not immigration, legal or tax advice. MM2H terms and state rules change, and several points below are not settled by the official sources. Please confirm your own position with MOTAC and the MM2H One Stop Centre, the state land office and your own lawyer before you pay a deposit or sign anything. This article does not discuss or recommend any particular building or development.

MM2H and property, in one minute

• Buying a home is compulsory. After MM2H approval, Silver, Gold and Platinum participants must buy and own a residence worth at least RM600,000, RM1 million or RM2 million, depending on the tier.
• The 10-year hold. The home cannot be sold for 10 years, except to upgrade to a home of higher value. Breaking the terms can lead to the MM2H pass being revoked.
• The state floor still applies. Foreign buyers need state consent. In Kuala Lumpur, the residential floor is RM1 million. In most of the Klang Valley parts of Selangor (Zones 1 and 2), it is RM2 million, for strata titles only.
• Your real minimum is the higher of the two (calc). In KL, that is RM1 million for Silver and Gold, and RM2 million for Platinum. In Selangor Zones 1 and 2, it is RM2 million for every tier.
• 8% stamp duty. Since 1 January 2026, the transfer of a home to a person who is not a citizen and not a permanent resident is charged at a flat 8%. MOTAC says MM2H does not lead to permanent residence, so an MM2H participant falls within that wording. At RM1 million, the duty is RM80,000 (calc). At RM2 million, it is RM160,000 (calc).
• Budget 2027 does not change the 8% rate.

What MOTAC’s latest figures say

In a statement on 26 September 2026, reported by Bernama, Deputy Tourism, Arts and Culture Minister Chiew Choon Man said that from 1 October 2024 to 31 August 2026:

• MM2H generated RM8.85 billion in economic value,
• including more than RM5 billion in property purchases and RM3.82 billion in fixed deposits, and
• the programme received 7,650 new applications across the Platinum, Gold, Silver and Special Economic Zone categories.

China led with 3,847 applications, followed by Taiwan (1,054), Hong Kong (324), Singapore (287) and the United States (284). The minister also said the MM2H One Stop Centre will hold overseas sales missions to Hong Kong, Japan and South Korea.

By our calculation, China accounts for about half of all applications (50.3%), and the five named markets together for about three-quarters. The other 1,854 applications (calc: 7,650 minus the top five) came from all other countries combined. MOTAC did not name them.

What the figures do not tell you

• Applications are not approvals. MOTAC reported applications. It did not say how many were approved in the period, so this article does not give an approval number.
• The figures include the Special Economic Zone category. That category follows Johor’s rules, so not every application relates to KL or Selangor.
• There is no split by state. MOTAC did not say how much of the “more than RM5 billion” in property was spent in Kuala Lumpur or Selangor. Nor did it break the figure down by tier.

The three main tiers in 2026

MOTAC’s official MM2H website (mm2h.gov.my) sets out the terms for each category. Applicants for Silver, Gold and Platinum must be at least 25 years old.

Silver

• Fixed deposit: USD150,000
• Participating fee: RM1,000 per principal applicant (one-off)
• Home: RM600,000 or above
• Pass: 5 years
• Working and doing business: not allowed

Gold

• Fixed deposit: USD500,000
• Participating fee: RM3,000 per principal applicant (one-off)
• Home: RM1 million or above
• Pass: 15 years
• Working and doing business: not allowed

Platinum

• Fixed deposit: USD1 million
• Participating fee: RM200,000 per principal applicant (one-off)
• Home: RM2 million or above
• Pass: 20 years
• Working and doing business: permitted

The rules that matter for property

These apply to all three tiers. The wording is from mm2h.gov.my and MOTAC’s FAQ:

• Buying is compulsory. It is “compulsory to purchase and own a residence after obtaining the approval as MM2H participant”.
• The 10-year hold. “Selling of the residence is not allowed for 10 years”. The home “can be upgraded (buying of a new residence) to a residence of higher value”. MOTAC’s FAQ adds that participants can upgrade “by selling their current home and purchasing a new property, provided the new property has a higher value than the one currently owned”.
• Consequences. The category pages say that failing to comply with any of the terms will result in the MM2H pass being revoked. The FAQ says non-compliance “may result in the revocation of the MM2H pass”.
• The fixed deposit. The deposit must be placed with a Malaysian financial institution licensed under the Financial Services Act 2013 or the Islamic Financial Services Act 2013. After approval, up to 50% of the principal can be withdrawn, but only for buying a residence, education, medical and tourism purposes in Malaysia.
• The 90-day stay. The category pages require participants to be in Malaysia for 90 days (cumulative) in one year. For participants aged 25 to 49, the principal and/or their dependants can meet it. The guidelines page words this as a requirement for participants “aged below 50 years old”.
• How to apply. Applications cannot be made individually. They go through an MM2H company licensed by MOTAC and the MM2H One Stop Centre. Final immigration approval rests with the Ministry of Home Affairs through the Immigration Department. MOTAC publishes a list of licensed MM2H companies, so check your company’s licence first.
• No path to PR. MOTAC’s FAQ says plainly that MM2H “does not lead to PR or citizenship”.

Two practical points follow. First, the home comes after approval, so the order is: apply, get approval, place the fixed deposit, then buy. Second, the half of the deposit that can be withdrawn can go towards the home (calc: up to USD75,000 for Silver, USD250,000 for Gold and USD500,000 for Platinum).

The state floor applies on top: KL and Selangor

MM2H is a federal programme run by MOTAC. Land is a state matter. Any non-citizen buying property needs the prior consent of the State Authority under section 433B of the National Land Code, and each state sets its own minimum prices and conditions. Being an MM2H participant does not remove that step.

The Ministry of Economy’s property acquisition guideline (in force since 13 July 2022) says foreign interests are not allowed to buy property worth less than RM1 million per unit, low-cost or medium-low-cost homes, property on Malay Reserve land, or units allocated to Bumiputera interests. It also says a foreign purchase of a home of RM1 million or more does not need the ministry’s approval, because it falls under the State Authority.

Kuala Lumpur

The Malaysian Bar’s table of state thresholds (Circular No 444/2024, information as at October 2024) gives a minimum of RM1,000,000 for residential property in the Federal Territories of Kuala Lumpur, Putrajaya and Labuan. Commercial and industrial property also starts at RM1,000,000, but only for foreign companies incorporated in Malaysia. The Bar states that its table is for information only and that buyers should check with the state authority.

Selangor

The Selangor Land and Mines Office (PTGS) says it decides foreign purchase applications under PTGS Circular No. 1 of 2014. That circular, in force since 1 September 2014, sets out:

• Residential minimum: RM2,000,000 in Zones 1 and 2, and RM1,000,000 in Zone 3.
• Zones: Zone 1 is Petaling, Gombak, Hulu Langat, Sepang and Klang. Zone 2 is Kuala Selangor and Kuala Langat. Zone 3 is Hulu Selangor and Sabak Bernam.
• Strata only: residential purchases are limited to strata titles, including landed strata. Landed houses on individual titles are not allowed.
• Not allowed: agricultural land, Malay Reserve land and purchases at public auction.
• Quota: foreign buyers can take no more than 10% of a project’s non-Bumiputera units, and no Bumiputera units.
• Commercial and industrial: a RM3,000,000 minimum in all zones.

The circular also has a separate appendix (Lampiran B) for the MM2H programme. It says:

1. purchases are only from developers, in areas designated with the State Authority’s permission,
2. the buyer must have Immigration Department approval, with the visa or passport endorsed for MM2H,
3. the buyer may acquire only one unit for residential purposes,
4. the approval cannot be transferred to anyone else, and
5. the price level follows the floors set by the State Authority.

This appendix dates from 2014, before the current MM2H tiers. PTGS’s page (last updated 2 April 2026) still lists the 2014 circular as the basis for its decisions, but the official pages do not say how Lampiran B applies to MM2H participants under the 2024 terms. If you are an MM2H participant looking at a subsale home in Selangor, or a second unit, ask PTGS and your lawyer before you commit.

Other points from PTGS:

• Fees: RM200 per title for a first application, and RM1,000 per title for an appeal.
• Documents: the checklist includes an official land search, current quit rent and assessment receipts, certified copies of the seller’s and buyer’s identity documents, a certified copy of the sale and purchase agreement (SPA), and the chargee bank’s consent if the title is charged.
• Approval period: a consent approval letter is valid for two years from the date of approval.

Your realistic floor in KL and Selangor

A home has to pass both tests: the MM2H tier minimum and the state’s floor for foreign buyers. In practice, the higher of the two applies. By our calculation:

Kuala Lumpur (state floor RM1 million)

• Silver: RM1 million (the state floor is higher than the Silver minimum of RM600,000)
• Gold: RM1 million
• Platinum: RM2 million

Selangor Zones 1 and 2: Petaling, Gombak, Hulu Langat, Sepang, Klang, Kuala Selangor, Kuala Langat (state floor RM2 million)

• Silver: RM2 million
• Gold: RM2 million
• Platinum: RM2 million

Selangor Zone 3: Hulu Selangor, Sabak Bernam (state floor RM1 million)

• Silver: RM1 million
• Gold: RM1 million
• Platinum: RM2 million

So the Silver tier’s RM600,000 minimum never decides the price in KL or Selangor. The state floor does. A Silver participant who wants a home in Petaling Jaya or Subang Jaya, both in the Petaling district, faces the same RM2 million floor as a Platinum participant.

In central Kuala Lumpur, a condominium priced at RM1 million or more meets both the KL floor and the Gold minimum. At RM2 million or more, it also meets the Platinum minimum.

The 8% stamp duty, and why it applies to MM2H buyers

The Finance Act 2025 added item 32(ab) to the First Schedule of the Stamp Act 1949. It charges RM8 for every RM100 (8%) on the sale of any residential property from 1 January 2026 to a foreign company, or to “a person who is not a citizen and not a permanent resident”. Duty is charged on the price or the market value, whichever is greater.

An MM2H pass is a long-term social visit pass. MOTAC’s FAQ says MM2H “does not lead to PR or citizenship”, and the Act has no exception for MM2H participants. So, on the wording of the law, an MM2H participant who is not a Malaysian citizen or permanent resident pays 8% on the transfer of a home.

Two further points come from LHDN’s written replies to Malaysia’s tax professional bodies:

• The SPA date counts. Item 32(ab) applies to SPAs signed from 1 January 2026.
• Joint ownership. Where a home is bought jointly, duty is charged separately on each owner’s share. A citizen’s or permanent resident’s share is charged on the normal scale, and a non-citizen’s share at 8%.

What it adds at the floor prices (calc):

• RM1 million (the KL floor, and the Gold minimum): 8% = RM80,000
• RM2 million (the Selangor Zone 1 and 2 floor, and the Platinum minimum): 8% = RM160,000

That is before the duty on any loan agreement, legal fees, the state consent fee and other costs. From 1 January 2027, property transfers move to LHDN’s stamp duty self-assessment system; see my stamp duty self-assessment article. Ask your lawyer for a written cost breakdown. For more on how the 8% rate works, see my article on Malaysia’s 8% stamp duty for foreign home buyers.

Budget 2027 does not change it. I read the full list of 36 appendices in MOF’s Budget 2027 tax measures. The stamp duty proposals (Appendices 16 to 22) cover the first-home exemption for Malaysian citizens, revived abandoned housing projects, savings and current accounts, foreign-currency loans and certain financing schemes. None of them amends item 32(ab) or refers to MM2H.

The 10-year hold: what it means in practice

• No selling for 10 years. You can only sell within that period to upgrade, by buying a home of higher value than the one you own.
• An upgrade is a new purchase. The new home goes through the same state consent, state floor and stamp duty steps. Check the timing of the sale and the new purchase with MOTAC and your lawyer before you agree to anything.
• Selling is an exit cost too. The Malaysian Bar’s circular lists Real Property Gains Tax for non-citizens at 30% for disposals in years 1 to 5, and 10% from the sixth year onwards. The Bar also notes a 7% retention sum on the disposal price for non-citizens.
• Leaving the programme. MOTAC’s FAQ says participants must terminate their pass to withdraw the full balance of the fixed deposit, or to switch to another pass. The FAQ does not say what happens to the home on termination.
• After year 10. The official pages say selling “is not allowed for 10 years”. They do not spell out the position after that, or whether the 10 years run from approval or from the purchase. Ask MOTAC in writing.

Checklist for MM2H applicants buying in KL or Selangor

1. Use a licensed MM2H company. Check its licence on MOTAC’s list before you pay anything.
2. Work out your real floor (calc). Take the higher of your tier’s minimum and the state floor for the district: RM1 million in KL, RM2 million in Selangor Zones 1 and 2, and RM1 million in Zone 3.
3. Budget for 8% stamp duty on the price or market value, whichever is higher, plus legal fees, loan stamp duty and the consent fee.
4. Get the order right. MM2H requires you to buy after approval. Ask MOTAC how long you have to complete the purchase, because the official pages do not say.
5. Plan the fixed deposit. Up to 50% can be withdrawn after approval to buy the home. Keep records that link the withdrawal to the purchase.
6. Financing. MOTAC’s pages do not deal with bank loans. If you plan to borrow, ask the bank in writing whether it lends to MM2H participants, on what terms, and how it will value the unit.
7. Check the title and the unit. In Selangor, residential purchases are strata only, auction purchases are not allowed, and the 2014 circular says MM2H purchases are from developers only. Ask about the foreign quota in the project, and whether the unit is a Bumiputera, low-cost or medium-low-cost unit.
8. Make the SPA conditional on state consent. Agree who applies, who pays the fee, how long consent can take, and what happens to your deposit if it is refused. Remember that a Selangor approval letter is valid for two years.
9. Joint purchases. If you are buying with a Malaysian spouse or another person, ask your lawyer how the stamp duty split works, and ask MOTAC whether a jointly owned home meets the MM2H “purchase and own” rule.
10. Plan the 10 years. Choose a home you are prepared to hold for a decade. Any early move must be an upgrade to a higher-value home.
11. Keep your stay records. The 90-day yearly stay rule applies. Ask MOTAC how it counts the days for your age group.

If you are a Malaysian owner selling to a foreign buyer

• Check the floor first. A foreign buyer, MM2H or not, cannot buy below the state floor: RM1 million in KL, and RM2 million or RM1 million in Selangor depending on the zone. In Selangor, landed homes on individual titles cannot be sold to foreigners at all.
• Ask whether your buyer is MM2H. Under Selangor’s 2014 circular, MM2H purchases are from developers only. If you are selling a subsale unit in Selangor to an MM2H participant, both lawyers should confirm the position with PTGS before the SPA is signed.
• Expect a conditional SPA. In Selangor, consent is applied for after the SPA is signed, because PTGS asks for a certified copy of it. Your sale completes only after consent is granted.
• Prepare your documents. The PTGS checklist asks for an official land search, the current year’s quit rent and assessment receipts, a certified copy of your IC, and your bank’s consent if the property is charged.
• Timing. PTGS does not publish a standard processing time. Allow for it in the completion period, and agree in the SPA what happens if consent is delayed or refused.
• Your own tax. Your RPGT depends on your own status and holding period, not your buyer’s.

What the sources do not settle

• Approvals. MOTAC reported 7,650 applications, not approvals.
• Where the money went. There is no split of the “more than RM5 billion” in property purchases by state or by tier.
• Selangor’s MM2H appendix. PTGS still relies on its 2014 circular, which limits MM2H purchases to developer sales in designated areas and to one unit. The official pages do not explain how this applies to the 2024 MM2H terms.
• Price or valuation. The MM2H pages refer to the “value” of the residence. They do not say whether this means the SPA price or a valuation.
• Deadline to buy. The official pages say the home must be bought after approval, but give no deadline.
• Joint ownership. The MOTAC pages do not say whether a home owned jointly, for example with a spouse, meets the “purchase and own” rule.
• After 10 years. The pages do not say expressly that the home can be sold freely after year 10, or when the 10 years start.
• The 90-day rule for over-50s. The category pages and the guidelines page word the stay requirement differently.
• KL’s own circular. The KL floor here comes from the Malaysian Bar’s table and the Ministry of Economy guideline. I could not download the Federal lands department’s latest circular to check it directly.
• Processing times. Neither MOTAC nor PTGS publishes a standard processing time.

What to watch next

• MOTAC’s next MM2H figures, and whether they include approvals.
• Any update to Selangor’s foreign purchase guideline, including the MM2H appendix.
• Changes to the MM2H terms on mm2h.gov.my, which shows its last update as 10 February 2026.
• The Finance Bill for Budget 2027, which will turn the tax measures into law. Check that the final Act still leaves item 32(ab) unchanged.

Related reading

• Malaysia’s 8% Stamp Duty for Foreign Home Buyers: What It Costs in KL and Selangor in 2026
• Stamp Duty Self-Assessment From 1 January 2027: What Changes When You Buy, Sell or Rent Property in KL and Selangor
• KPKT’s Real Property Development Act: What Is Confirmed, What Is Still Proposed and What New Launch Buyers in KL and Selangor Should Check

Sources

All accessed 1 November 2026.

• Ministry of Tourism, Arts and Culture (MOTAC), MM2H Platinum category page: https://www.mm2h.gov.my/category/platinum
• MOTAC, MM2H Gold category page: https://www.mm2h.gov.my/category/gold
• MOTAC, MM2H Silver category page: https://www.mm2h.gov.my/category/silver
• MOTAC, MM2H Requirements and Regulations (guidelines), items 01–05 and 11–13: https://www.mm2h.gov.my/apply/guidelines
• MOTAC, FAQ “Is it compulsory to buy a residential property in Malaysia?” (updated 13 August 2026): https://www.motac.gov.my/en/frequently-asked-que/is-it-compulsory-to-buy-a-residential-property-in-malaysia/
• MOTAC, FAQ “Can the purchased property be resold?”: https://www.motac.gov.my/en/frequently-asked-que/can-the-purchased-property-be-resold/
• MOTAC, FAQ “Can the Fixed Deposit (FD) funds be withdrawn?”: https://www.motac.gov.my/en/frequently-asked-que/can-the-fixed-deposit-fd-funds-be-withdrawn/
• MOTAC, FAQ “Can MM2H participants apply for Permanent Residency (PR)?”: https://www.motac.gov.my/en/frequently-asked-que/can-mm2h-participants-apply-for-permanent-residency-pr/
• MOTAC, FAQ “How do I submit an MM2H application?” and “Why would participant need to terminate their MM2H Pass?”: https://www.motac.gov.my/en/frequently-asked-que/how-do-i-submit-an-mm2h-application/ and https://www.motac.gov.my/en/frequently-asked-que/why-would-participant-need-to-terminate-their-mm2h-pass/
• New Straits Times (Bernama), “MM2H draws 7,650 applications, generates RM8.85bil in economic value”, 27 September 2026: https://www.nst.com.my/property/2026/09/1542136/mm2h-draws-7650-applications-generates-rm885bil-economic-value
• Malay Mail (Bernama), “MM2H brings in RM8.85b in economic value in less than two years”, 27 September 2026: https://www.malaymail.com/news/malaysia/2026/09/27/mm2h-brings-in-rm885b-in-economic-value-in-less-than-two-years/236667
• The Star, “MM2H generates RM8.85bil in economic value, says Deputy Tourism Minister”, 26 September 2026: https://www.thestar.com.my/news/nation/2026/09/26/mm2h-generates-rm885bil-in-economic-value-says-deputy-tourism-minister
• Pejabat Tanah dan Galian Selangor, Garis Panduan Perolehan Hartanah oleh Kepentingan Asing (Seksyen 433B KTN), updated 2 April 2026, with its consent checklist: https://ptg.selangor.gov.my/index.php/pages/view/268
• Pejabat Tanah dan Galian Selangor, Pekeliling Pengarah Tanah dan Galian Selangor Bilangan 1 Tahun 2014, paras 3.1, 3.2.1, 3.2.3, 3.2.4, 3.5 and 5.1 (pp.2–7), Lampiran A (p.8) and Lampiran B (p.9), linked from the PTGS page above
• Ministry of Economy, Garis Panduan Perolehan Hartanah (in force from 13 July 2022), paras 2.3 and 10 (pp.2–3): https://ekonomi.gov.my/sites/default/files/2025-01/GPPH%2013%20Julai%202022.pdf
• Malaysian Bar, Circular No 444/2024, “Restrictions in Respect of Non-Citizens and Foreign Companies pursuant to Part 33A of the National Land Code” (23 December 2024), pp.1–2: https://www.malaysianbar.org.my/cms/upload_files/document/Circular%20No%20444-2024.pdf
• Finance Act 2025 (Act 874), section 25 and section 29 (new item 32(ab), First Schedule, Stamp Act 1949), text from Laws of Malaysia Online: https://mylaw.my/legislation/akta-kewangan-2025/section-29
• LHDN, responses to the CTIM, MIA, MICPA and MAICSA Joint Memorandum on Issues Arising from the 2026 Budget Speech and Tax Bills 2025, item 2.7 (pp.22–23): https://www.hasil.gov.my/wp-content/uploads/maklum-balas-joint-memorandum-on-issues-arising-from-the-budget-2026-and-tax-bills-2025.pdf
• Ministry of Finance, Budget 2027 Tax Measures (36 appendices; stamp duty measures in Appendices 16–22): https://belanjawan.mof.gov.my/pdf/belanjawan2027/ucapan/tax-measures.pdf

About the author

Jessica Leong | Registered Estate Agent E3208
PropNex Realty Sdn Bhd (E (1) 1800/1)
KLCC branch, Marc Residence, Jalan Pinang, Kuala Lumpur
010-464 6088 (call/WhatsApp) · Office: 03-2161 8608
Website: klselangorestates.com

Jessica covers new launch condos in Kuala Lumpur and Petaling Jaya, industrial property in Selangor, bank auction (lelong) properties, and PJ/Selangor offices, shophouses and en-bloc deals. See her new launch pages for Kuala Lumpur, KLCC, Petaling Jaya and Selangor.

This article is general information based on public sources as at 1 November 2026. It is not immigration, legal, tax, financial or investment advice. MM2H terms, state consent rules and price floors change, and how they apply to you depends on your own circumstances. Please confirm your position with MOTAC and the MM2H One Stop Centre, the relevant state land office and your own lawyer before you pay a deposit or sign an agreement. This article does not promote or assess any particular building or development.