MM2H in 2026 — The Three Tiers and What Property Each One Lets You Buy

MM2H now runs on three tiers, and each carries its own fixed deposit and property purchase requirement. The catch that trips people up is that your tier's property minimum does not override the state's — and in Selangor the state's is considerably higher.

The three tiers

All three tiers are renewable, subject to the conditions in force at the time of renewal. A minimum stay of around 90 days a year applies to applicants under 50; those aged 50 and above are reported to have no minimum stay requirement.

The trap: your tier does not override the state

This is the single most important practical point. MM2H sets a property purchase requirement for the visa. Each state separately sets a minimum purchase price for foreign buyers. Where the state's figure is higher, the state's figure governs what you can actually buy.

Worked through

• Silver tier (RM600,000 requirement) in Kuala Lumpur: KL's minimum for foreign buyers is around RM1 million, so you must buy at RM1 million or above — your tier's RM600,000 is irrelevant.
• Silver tier in Selangor: Selangor's minimum is around RM2 million in Zones 1 and 2, and foreign buyers there are restricted to strata and landed strata property. A Silver tier holder is effectively buying at Platinum-tier prices in Selangor.
• Platinum tier (RM2 million) in Melaka: Melaka's landed minimum is around RM1 million, so your tier requirement is the binding one at RM2 million.

The planning conclusion

Choose your tier against where you intend to live, not against the tier table in isolation. If you want a landed home in prime Kuala Lumpur, prime KL landed transacts well above RM1 million anyway, so the state threshold is rarely your constraint. If you want Selangor, understand that you face both a RM2 million floor and a landed strata restriction before you pick a tier.

What each tier gives you in practice

Silver

The accessible entry point, with a five-year renewable term. Suits someone testing Malaysia as a base before committing more capital, or buying in a state with a lower threshold.

Gold

A fifteen-year term is a materially different proposition — long enough to plan a family's schooling, a business and a property purchase around. For many applicants intending a genuine relocation this is the sensible tier.

Platinum

Twenty years and the highest commitment. Suits applicants with substantial capital who want the longest horizon and are buying prime property regardless.

On the fixed deposit

The deposit is a capital commitment, not a fee — it is placed, not spent. But it is capital that is tied up and not working elsewhere, so weigh the opportunity cost against the visa term you are buying. The jump from Silver to Gold is USD350,000 of locked capital for ten additional years of visa term.

What you still cannot buy

MM2H status does not change the ownership restrictions. Malay Reserve land, customary (adat) land, agricultural land generally, low and medium-cost housing and Bumiputera-reserved units remain off-limits regardless of your tier. Selangor's restriction of foreign buyers to strata and landed strata also applies to MM2H holders.

Costs beyond the deposit and the property

Budget stamp duty on the transfer at a flat 8% — the rate for non-citizens (excluding permanent residents) on residential property since 1 January 2026, introduced by the Finance Act 2025 and double the previous 4% flat rate — plus legal fees on the sale agreement and any loan, valuation, disbursements, and the application and agent costs of the visa itself. MM2H participation does not change your citizenship, so an MM2H holder who is not a Malaysian permanent resident pays the 8% rate. Also factor the extra time for state consent on a foreign purchase.

How Ken helps

Ken works with MM2H buyers across KL and Selangor and will tell you plainly what your tier plus the relevant state threshold actually buys — and which stock is available to a non-citizen in each area. Far better to establish that before you choose a tier than after.