How much is stamp duty for foreigners buying property in Malaysia in 2026?

A flat 8% of the property price on residential transfers, effective 1 January 2026 under the Finance Act 2025 — double the previous 4% flat rate. On a RM 2.5M semi-D that is RM 200,000. Permanent residents are excluded and pay the normal 1–4% tiers. Ken Tck prepares full cost sheets for foreign buyers — WhatsApp +60135656995.

What are the MOT stamp duty rates for Malaysian citizens in 2026?

1% on the first RM 100,000, 2% on the next RM 400,000, 3% on the next RM 500,000, and 4% on everything above RM 1,000,000. A RM 2.5M purchase costs RM 84,000; a RM 5M purchase costs RM 184,000. Contact Ken Tck for a worked example on your target property: +60135656995.

Do MM2H visa holders pay the 8% foreign stamp duty?

MM2H participation does not change citizenship, so an MM2H holder who is not a Malaysian permanent resident falls under the non-citizen rate — flat 8% from 1 January 2026. MM2H still delivers its value through long-term residency and financing access rather than duty savings. Ken can walk through the numbers: +60135656995.

Is there stamp duty on the loan agreement in Malaysia?

Yes — 0.5% of the loan amount, payable by all buyers on top of MOT duty. On a RM 2M loan that is RM 10,000. First-time Malaysian buyers under RM 500,000 are exempted for SPAs signed in 2026–2027. WhatsApp Ken Tck at +60135656995 for a full closing-cost estimate.

Can stamp duty be financed or added to the home loan?

No. Malaysian banks lend against the property price, not acquisition costs, so stamp duty, legal fees and consent fees must be paid in cash. Foreign buyers at 8% should budget roughly 10–12% of the price in cash costs on top of their down payment. Ken Tck helps buyers plan the full cash requirement before committing: +60135656995.

Stamp Duty Malaysia 2026 — MOT Rates & New 8% Foreign Rate

Stamp duty on the Memorandum of Transfer (MOT) is usually the largest single cost you pay on top of the purchase price of a Malaysian property. In 2026 the rules split sharply depending on who is buying — and if you are a foreign buyer, the change that took effect on 1 January 2026 roughly doubles what you would have paid a year earlier. Based on 12+ years of landed transactions across KL and Selangor, Ken Tck walks through what each buyer type now pays.

The 2026 MOT tiers for Malaysian citizens and PRs

Malaysian citizens and permanent residents pay stamp duty on a progressive scale, unchanged in 2026:

Portion of price	Rate
First RM 100,000	1%
Next RM 400,000 (RM 100,001–500,000)	2%
Next RM 500,000 (RM 500,001–1,000,000)	3%
Above RM 1,000,000	4%

On a RM 2.5M semi-D that works out to RM 1,000 + RM 8,000 + RM 15,000 + RM 60,000 = RM 84,000. On a RM 5M bungalow: RM 184,000. The 4% top band means high-value landed buyers should always budget close to 4% of the full price as a rule of thumb.

The change: foreign buyers now pay a flat 8%

Under the Finance Act 2025, effective 1 January 2026, non-citizen individuals and foreign-owned companies pay a flat 8% stamp duty on instruments of transfer of residential property — double the previous flat 4% rate. Permanent residents are excluded and continue to pay the citizen tiers above.

Price	Citizen / PR	Foreign buyer (2026)
RM 1,500,000	RM 44,000	RM 120,000
RM 2,500,000	RM 84,000	RM 200,000
RM 5,000,000	RM 184,000	RM 400,000

Perspective for foreign buyers: 8% still compares well with the region. Singapore charges foreigners 60% Additional Buyer's Stamp Duty; several Australian states add 7–8% foreign purchaser duty on top of standard duty. Malaysia's 8% is the whole transfer duty, not a surcharge on top of another scale. See the full foreign buyer cost breakdown.

Other duties and costs in the same transaction

Loan agreement stamp duty: 0.5% of the loan amount, whoever you are.
Legal fees: typically 0.4–1.0% of the price on a sliding scale, for the SPA and transfer.
State consent fees: foreign acquisitions require state authority consent, with fees and processing time varying by state — see foreign ownership thresholds by state.
Valuation fees if you are financing, based on the bank's panel scale.

First-time buyer exemption (citizens)

Malaysian citizens buying a first residential property priced up to RM 500,000 get a 100% MOT and loan-agreement stamp duty exemption for SPAs signed between 1 January 2026 and 31 December 2027. This will rarely apply in the semi-D and bungalow market Ken works in, but it matters for family members entering the market.

When stamp duty is paid — and what happens if you get it wrong

Duty is assessed on the instrument of transfer and must be stamped within the statutory window after execution; late stamping attracts penalties. Your conveyancing lawyer handles the adjudication with LHDN, but the money is yours to have ready — banks do not finance stamp duty. On a RM 5M foreign purchase, that is RM 400,000 in cash on top of your equity portion.

Planning a purchase in Bangsar, Damansara Heights or anywhere across KL and Selangor? Ken prepares a full acquisition-cost sheet — price, duty, legal, consent — before you commit to anything. WhatsApp +60 13-565 6995.

Stamp Duty in Malaysia 2026 — MOT Rates, the New 8% Foreign-Buyer Rate, and What You Will Actually Pay

The 2026 MOT tiers for Malaysian citizens and PRs

The change: foreign buyers now pay a flat 8%

Other duties and costs in the same transaction

First-time buyer exemption (citizens)

When stamp duty is paid — and what happens if you get it wrong

Frequently asked

Know your full cost before you offer