Penang gives MM2H participants a lower minimum price for a home. Selangor, which surrounds Kuala Lumpur, and Johor, across the causeway from Singapore, set their own minimums and make no such exception.
The Selangor rules are from the Selangor Land and Mines Office’s circular 1 of 2014, which its foreign-acquisition page, updated on 2 April 2026, still names as the basis for approving applications. The Johor rules are from the Johor Land and Mines Office’s page on acquisition by foreign interests. Both were read on 23 September 2026.
Selangor: two prices, strata only
Selangor sets the minimum price for a foreign buyer of a home by zone.
| Zone | Districts | Minimum for a home |
|---|---|---|
| Zone 1 | Petaling, Gombak, Hulu Langat, Sepang, Klang | RM2 million |
| Zone 2 | Kuala Selangor, Kuala Langat | RM2 million |
| Zone 3 | Hulu Selangor, Sabak Bernam | RM1 million |
The circular’s other limits:
- Foreign buyers of homes may buy strata property, including landed strata. Landed property is not allowed in the residential category.
- Agricultural land, Malay Reserve land and property sold at public auction are excluded.
- A foreign buyer may take no more than 10% of a project’s non-Bumiputera units. Bumiputera units are not allowed at all.
The fees are RM200 to apply and RM1,000 to appeal, per title. An approval is valid for two years from the date of the approval letter.
Selangor and MM2H
The circular has an annex for MM2H participants. It adds conditions, and none of them lowers the price. An MM2H participant:
- may buy only from a developer, in areas the state has designated;
- must already hold Immigration approval, with the MM2H endorsement in the passport;
- may acquire only one unit, for use as a home;
- cannot transfer the approval.
The price follows the levels the state has set. An MM2H retiree buying in Petaling, which takes in Petaling Jaya and Subang Jaya, therefore needs RM2 million, the same as any other foreign buyer. The federal Silver minimum of RM600,000 does not apply there. The Platinum minimum happens to match.
Johor: RM1 million, developer or resale
Johor sets one minimum for foreign buyers of homes: RM1 million, whether the home is bought from a developer or on resale from an individual or company. The same floor applies to commercial property.
When buying from a developer, foreigners may take these shares of a project:
- 20% of two-storey terraces and cluster homes
- 30% of semi-detached homes, bungalows and bungalow lots
- 50% of apartments, serviced apartments and holiday homes
Johor’s list of what foreigners may not buy is longer than Penang’s:
- low-cost and low-medium-cost homes
- single-storey and one-and-a-half-storey terraces
- units in a project’s Bumiputera quota, unless released by the state housing office
- property sold by court order or public auction
- Malay Reserve land
- stalls and service workshops
- agricultural land developed as homesteads
- property gazetted under the National Heritage Act 2005
Agricultural land may be leased under conditions but not owned.
Johor’s page lists no MM2H exception, so an MM2H participant buying in Johor Bahru should plan on RM1 million.
Transfers between close family members for love and affection can be considered regardless of the property’s type and value, subject to consent and an approval payment of RM20,000 per title. Property inherited by a distribution order or court order may be acquired with the approval payment waived, except Malay Reserve land.
Side by side for a retiree
For someone on federal MM2H’s Silver tier, or on Sarawak’s own programme:
| Place | Minimum home |
|---|---|
| Penang, Island or mainland | RM600,000, the federal minimum, because Penang’s MM2H floor is lower |
| Selangor, Zones 1 and 2 | RM2 million |
| Selangor, Zone 3 | RM1 million |
| Johor | RM1 million |
| Sarawak’s own programme, Kuching | Purchase optional; RM600,000 if you do buy |
Every one of these purchases also carries stamp duty at 8% for a foreign buyer since 2026. On RM2 million that is RM160,000, as set out in Malaysia’s flat 8% for foreign home buyers. Penang’s figures, with its fee and levy, are in Penang’s price floors and levies, Melaka’s in Melaka’s heritage-zone ban and minimum fee, and Sarawak’s in the Kuching programme’s terms.
Not covered here
This page covers Selangor and Johor and states what the two land offices publish. Kuala Lumpur, as a Federal Territory, has its own land office and rules, covered in what Kuala Lumpur’s land office asks of a foreign buyer. It is not legal advice. Ask the lawyer handling the purchase to confirm the current floor for the specific property before you sign.