This guide is for general information only and does not constitute legal or immigration advice. MOTAC guidelines can change; always verify current requirements with a licensed MM2H agent and conveyancing solicitor. Need renovation work on your MM2H property? WhatsApp ClickBina.
MM2H programme overview 2026
The Malaysia My Second Home (MM2H) programme is a long-stay residency programme that allows foreigners to live in Malaysia on a renewable multi-year social visit pass. The programme was relaunched in July 2024 under the administration of MOTAC (Kementerian Pelancongan, Seni dan Budaya) following a restructuring that introduced:
- A four-tier structure: SEZ, Silver, Gold and Platinum — each with different financial, property and residency requirements.
- A mandatory property purchase requirement for all tiers — property purchase was optional under the previous iteration but is now compulsory.
- A mandatory licensed agent requirement — self-directed applications are no longer accepted; all applications must be submitted through a MOTAC-registered MM2H agent.
- Stricter fixed deposit requirements denominated in USD rather than RM, to attract higher-net-worth participants.
The programme covers Peninsular Malaysia (Mainland MM2H). Sabah and Sarawak each operate their own separate programmes (Sabah MY2H; Sarawak MM2H) with different requirements.
Four-tier structure: SEZ, Silver, Gold, Platinum
| Tier | Fixed deposit (USD) | Min. property purchase | Pass duration | Min. annual stay |
|---|
| SEZ (Forest City) | USD 32,000–65,000 | RM 500,000 | 10 years (renewable) | 60 days/year |
| Silver | USD 150,000 | RM 600,000 | 5 years (renewable) | 60 days/year |
| Gold | USD 500,000 | RM 1,000,000 | 15 years (renewable) | 60 days/year |
| Platinum | USD 1,000,000 | RM 2,000,000 | 20 years (renewable) | 60 days/year |
Fixed deposit USD amounts are indicative as published under the July 2024 MOTAC relaunch. Verify current figures with a licensed MM2H agent.
Property purchase rules by tier
The 2024 relaunch made property purchase a condition of the MM2H pass, not merely a benefit. Key rules apply across all tiers:
- Purchase must be completed within 12 months of visa endorsement (for Silver, Gold, Platinum). For the SEZ tier (Forest City), purchase is typically required to be completed before endorsement and must be from a Forest City developer.
- 10-year mandatory holding period from the date of the Sale and Purchase Agreement (SPA). Selling before 10 years requires prior MOTAC approval and may result in visa revocation or penalties.
- The property must be a residential property eligible for foreign ownership under standard state rules — the MM2H programme does not override state restrictions.
- The applicable minimum is the higher of the MM2H tier minimum and the applicable state minimum price for foreign buyers. For example, a Silver applicant in Selangor needs to meet RM1 million (Selangor strata) not just RM600,000 (Silver tier minimum).
MM2H tier comparison: property and financial requirements
| Requirement | SEZ | Silver | Gold | Platinum |
|---|
| Min. property purchase | RM 500,000 | RM 600,000 | RM 1,000,000 | RM 2,000,000 |
| Property acquisition timing | Before endorsement | Within 12 months | Within 12 months | Within 12 months |
| Min. holding period | 10 years | 10 years | 10 years | 10 years |
| Fixed deposit (USD) | 32,000–65,000 | 150,000 | 500,000 | 1,000,000 |
| Pass duration | 10 years | 5 years | 15 years | 20 years |
| Eligible location | Forest City SEZ only | All Malaysia | All Malaysia | All Malaysia |
| Self-application allowed? | No | No | No | No |
10-year holding period rule
The 10-year mandatory holding period is one of the most significant policy changes in the 2024 relaunch. Under the old MM2H programme, there was no compulsory purchase requirement and no mandated holding period. Under the current rules:
- The property must not be sold, transferred, or charged within 10 years of the SPA date without prior MOTAC written approval.
- Selling within the holding period without approval constitutes a breach of MM2H conditions and may lead to visa revocation and disqualification from future applications.
- If MOTAC approval is granted for early disposal, proceeds may need to be repatriated under specified conditions.
- The holding period does not exempt the MM2H holder from Real Property Gains Tax (RPGT) on disposal — non-citizen sellers pay 30% RPGT on gains from disposals within 3 years, reducing to 10% from year 4 onwards under current RPGT rates.
How state thresholds interact with MM2H requirements
A common point of confusion: the MM2H tier minimum purchase value and the state minimum price for foreign buyers are both independently applicable. The higher of the two prevails. Examples:
| Tier | State | MM2H min. | State foreign min. | Effective minimum |
|---|
| Silver | Kuala Lumpur | RM 600,000 | RM 1,000,000 | RM 1,000,000 |
| Silver | Melaka | RM 600,000 | RM 500,000 | RM 600,000 |
| Gold | Selangor (strata) | RM 1,000,000 | RM 1,000,000 | RM 1,000,000 |
| Silver | Johor | RM 600,000 | RM 600,000 (strata) | RM 600,000 |
MM2H holders must also obtain the standard state / EPU consent applicable to all foreign buyers — MM2H status does not bypass the consent requirement.
Eligible property types under MM2H
- Stratified residential property (condos, serviced apartments, SOHO/SOFO) — most common choice; clear strata title; no Malay Reserve issues in most condos.
- Landed residential property — terrace, semi-D, bungalow — subject to higher state thresholds and sometimes development-level Bumi quota restrictions.
- The property must not be on Malay Reserve Land, low-cost, or Bumiputera-reserved (unless officially released).
- For the SEZ tier, the property must be purchased directly from a Forest City developer within the Forest City SEZ in Johor.
Step-by-step MM2H property process
- Engage a MOTAC-licensed MM2H agent — mandatory for all applications. The agent guides the full process from financial documents to visa endorsement.
- Submit MM2H application through your agent. Application is reviewed by MOTAC for financial eligibility (fixed deposit, income) and background checks.
- Receive approval in principle from MOTAC. At this stage you are conditionally approved but the pass is not yet endorsed.
- Open a fixed deposit account in a Malaysian bank and place the required USD amount. Partial withdrawal is permitted after one year for approved purposes.
- Identify and purchase the property (for Silver/Gold/Platinum: within 12 months of visa endorsement). Engage a conveyancing solicitor to conduct title search, draft and execute SPA, and apply for state/EPU consent.
- Provide MOTAC with proof of property purchase (SPA copy, title search confirmation) as part of the pass endorsement or renewal documentation.
- Maintain the holding period — do not sell or charge the property without MOTAC approval for 10 years from SPA date.
For the broader legal context of foreign property purchase, see our foreigner buying property in Malaysia guide → and the SPA and MOT guide →.
Costs and financial requirements
| Item | Indicative amount | Notes |
|---|
| Fixed deposit (Silver) | USD 150,000 (~RM700,000) | Placed in Malaysian bank; partial withdrawal allowed after 1 year |
| Property purchase (Silver) | Min. RM 600,000 (or state min, whichever higher) | SPA within 12 months of endorsement |
| Stamp duty on SPA (foreign buyer) | 4%–8% of purchase price (Budget 2026) | Payable to LHDN |
| Legal fees (SPA + loan) | ~1%–2% of purchase price | Solicitors’ Remuneration Order 2023 |
| MM2H agent fees | USD 3,000–10,000+ depending on tier | Varies by agent and tier |
| MOTAC application fees | Published on MOTAC website | Verify with your agent |
Practical tips for MM2H property buyers
- Don’t conflate MM2H requirements with state rules. Both apply independently. Run the higher-of calculation for your target state before shortlisting properties.
- Allow time for state/EPU consent in your purchase timeline — 4–12 weeks on the peninsula. SPAs typically have long-stop dates; ensure yours accommodates this.
- Plan for RPGT on disposal. If you sell after the 10-year holding period (but before year 5 of ownership under RPGT), non-citizen rates still apply. After year 5 the non-citizen RPGT rate is 10% (vs 0% for citizens post-5 years).
- Check renovation feasibility before SPA. Older condo units in the RM600k–RM1m range in KL or Johor may need significant refurbishment. Budget for renovation costs on top of acquisition cost.
- Verify your agent’s MOTAC registration on the official MOTAC portal before paying any fees. Only registered agents can submit applications.
Sources & official references
- MOTAC (Ministry of Tourism, Arts and Culture Malaysia) — official MM2H administrator: motac.gov.my
- MM2H official portal: mm2h.gov.my
- National Land Code 1965 (Act 828 revised 2020): lom.agc.gov.my
- Economic Planning Unit (EPU) — foreign property acquisition guidelines: epu.gov.my
- Inland Revenue Board (LHDN) — RPGT and stamp duty: hasil.gov.my
- Bar Council Malaysia — find a licensed conveyancing solicitor: malaysianbar.org.my
⚠️ MM2H rules and financial requirements change. Always verify current requirements with a MOTAC-licensed MM2H agent and a licensed conveyancing solicitor before making any commitments. For renovation of your MM2H property in the Klang Valley,
WhatsApp ClickBina.