Free Tool
MM2H Cost Calculator 2026
MM2H is marketed as a lifestyle visa. Financially it is a capital commitment: a fixed deposit of USD 150,000 to 1,000,000, a mandatory property purchase held for 10 years, one-time programme and regulated agent fees from RM 46,000 on Silver to RM 275,000 on Platinum, and buying costs that run 9 to 11% of the price at 2026 foreign-buyer rates. Price it like one before you commit.
This tool runs the whole flow from one set of inputs: the tier deposit and MOTAC fees, the flat 8% MOT stamp duty, SPA legal fees on the 2023 scale, loan costs if you finance, and the RPGT bill when you eventually sell. Figures last verified 15 July 2026. For the programme rules behind the numbers, read the full MM2H guide.
= RM 1,500,000
The MM2H qualifying property must be held for 10 years.
Upfront Buying Costs
- MOT stamp duty
- Flat 8% foreign rate; MM2H does not exempt it
- SPA legal fees
- SRO 2023 scale on the purchase price
- State consent (FT Land Office)
- RM 50 PTGWP application, per title
RM 120,000
RM 16,250
RM 50
Total Upfront Costs
9.09% of the purchase price, on top of your deposit
RM 136,300
MM2H Programme Capital
Fixed deposit requirement
The programme sets this in US dollars; placed with a Malaysian bank for a 15-year pass
USD 500,000
Participation fee (one-time)
MOTAC, principal applicant
RM 3,000
Processing fee
Principal applicant; dependents RM 2,500 each
RM 5,000
Licensed agent fee (regulated)
MOTAC standard rate, principal applicant; applying through a licensed agent is mandatory
RM 55,000
After approval, and subject to MOTAC's timing conditions, up to 50% of the deposit (USD 250,000) can be withdrawn for approved spending, including the qualifying property.
Exit Tax Estimate (RPGT)
- Estimated sale price
- At 3% a year over 10 years
- Gross gain
- RM 515,875
- RPGT payable at 10%
- Foreign rate after 10 years held
RM 2,015,875
RM 34,162
Charged on the gain net of eligible acquisition costs (MOT stamp duty, SPA legal fees, consent), after the individual waiver of RM 10,000 or 10% of the gain, whichever is higher.
Estimates for budgeting only. Deposit figures are the programme requirements in USD; the ringgit equivalent moves with the exchange rate. The regulated agent fee is the MOTAC standard for the principal applicant and typically bundles the application handling, medical checkup, first-year insurance and visa fees; confirm the inclusions in writing. Excludes dependents' costs (RM 2,500 MOTAC processing each, plus agent charges that vary by agency), valuation fees, disbursements, and service tax on professional fees. Legal fees use the full SRO 2023 scale; developer sales governed by the HDA can attract statutory discounts. RPGT is estimated on the gain net of eligible acquisition costs (MOT, SPA legal fees, consent; loan costs are not deductible), before disposal costs and improvement claims. Confirm exact figures with your lawyer and MM2H agent before committing.
The Three MM2H Tiers at a Glance
| Tier | Fixed Deposit | Property Purchase | Participation Fee | Agent Fee (Regulated) | Pass Length | Work Rights |
|---|---|---|---|---|---|---|
| Silver | USD 150,000 | RM 600,000 min. | RM 1,000 | RM 40,000 | 5 years, renewable | No local employment |
| Gold | USD 500,000 | RM 1,000,000 min. | RM 3,000 | RM 55,000 | 15 years | No local employment |
| Platinum | USD 1,000,000 | RM 2,000,000 min. | RM 200,000 | RM 70,000 | 20 years | May work and run a business |
In Kuala Lumpur the federal foreign-buyer floor of RM 1,000,000 overrides the Silver tier's RM 600,000 property minimum, so KLCC and TRX purchases start at RM 1,000,000 on every tier. The qualifying property must be held for 10 years, and up to 50% of the fixed deposit can be withdrawn after approval, subject to MOTAC's timing conditions, for approved spending, the property included. MOTAC also charges RM 5,000 processing per principal applicant and RM 2,500 per dependent. The agent fee is the MOTAC-regulated standard for the principal applicant; applications must be submitted through a licensed agent, and dependents are charged separately.
A Real Example: Gold Tier, RM 1,500,000, Cash, 10-Year Hold
A typical MM2H purchase: a freehold KLCC two-bedroom bought outright, held for the full programme term, sold after year 10 assuming 3% annual appreciation.
- MOT stamp duty at 8%
- RM 120,000
- SPA legal fees
- RM 16,250
- State consent application
- RM 50
- Total upfront
- RM 136,300
- MOTAC participation + processing (Gold)
- RM 8,000
- Regulated agent fee (Gold)
- RM 55,000
- Fixed deposit (Gold)
- USD 500,000
- RPGT on sale at RM 2,015,875
- RM 34,162
The upfront bill is RM 136,300, about 9.1% of the purchase price, payable around completion and not financeable. Half the Gold deposit is recoverable against the purchase after approval, subject to MOTAC's timing conditions, which softens the real cash commitment considerably.
On exit after year 10, the estimated RM 515,875gross gain falls in the 10% RPGT band rather than the 30% band that applies inside five years, and the tax is charged only on the gain net of eligible acquisition costs. The programme's 10-year hold and the tax table agree with each other, which is rare and worth using.
For the duty maths on its own, or to compare against a Malaysian buyer, use the stamp duty calculator. To see what these costs do to your rental return, run the same unit through the rental yield calculator.
MM2H Cost FAQs
How much does MM2H actually cost all in?
Three buckets. Programme capital: a fixed deposit of USD 150,000 to 1,000,000 depending on tier (up to half can later fund the property), plus a one-time participation fee of RM 1,000, RM 3,000 or RM 200,000 by tier, RM 5,000 processing, and a MOTAC-regulated agent fee of RM 40,000, RM 55,000 or RM 70,000, unavoidable because every application must go through a licensed agent. Buying costs: roughly 9 to 11% of the purchase price upfront, dominated by the flat 8% foreign stamp duty, plus legal fees on the SRO 2023 scale and a RM 50 state consent application. Exit tax: RPGT of 30% on gains if you sell within five years, 10% from year six, charged net of eligible acquisition costs. The calculator on this page runs all three from one set of inputs.
Is the MM2H agent fee mandatory, and what does it cover?
Yes. MOTAC requires every MM2H application to be submitted through a licensed agent; there is no direct route. The professional fee is regulated at RM 40,000 for Silver, RM 55,000 for Gold and RM 70,000 for Platinum, covering the principal applicant, and it typically bundles the application handling, medical checkup, first-year medical insurance, security bond and visa fees. Dependents are charged separately and those charges vary by agency, so get the inclusions in writing before you sign.
Do MM2H visa holders pay the 8% foreign stamp duty?
Yes. MM2H grants long-stay residency but does not change stamp duty treatment. Only Malaysian citizens and permanent residents qualify for the 1 to 4% tiered scale, so the full 8% belongs in any MM2H property budget. On a RM 1,500,000 purchase that is RM 120,000 before legal fees.
What is the minimum property purchase for MM2H in Kuala Lumpur?
The Silver tier names RM 600,000 and Gold names RM 1,000,000, but Kuala Lumpur separately requires foreign buyers to spend at least RM 1,000,000 per residential title. The KL floor wins, so a KLCC or TRX purchase starts at RM 1,000,000 whatever your tier. Platinum requires RM 2,000,000. The qualifying property must be held for 10 years.
Can the fixed deposit pay for the property?
Partly. After approval, and subject to MOTAC's timing conditions on the placement, up to 50% of the fixed deposit can be withdrawn for approved spending, including the qualifying property, children's education, or medical costs in Malaysia. The remainder stays placed for the life of the pass, so treat the full deposit as locked capital when you plan the purchase timeline.
What happens if I sell the property before 10 years?
Two problems at once, with one exception. The qualifying purchase is a condition of the programme, so disposing of it inside the 10-year hold puts the pass at risk; MOTAC does allow an early sale if you replace the unit with one of equal or higher value, so upgrading is permitted, cashing out is not. And a sale within five years of purchase lands in the 30% RPGT band for foreign sellers, against 10% from year six. Both rules push the same direction: buy a unit you are content to hold and let.
Which MM2H tier makes sense for a property buyer?
Gold, for most. Its RM 1,000,000 property minimum lines up exactly with the KL foreign-buyer floor, the 15-year pass outlasts a typical investment cycle, and the USD 500,000 deposit is half recoverable against the purchase. Silver works if the deposit is the binding constraint, but its 5-year renewable pass adds renewal risk to a 10-year property hold. Platinum is for buyers who need the right to work or run a Malaysian business, and its RM 200,000 participation fee only makes sense priced against that right.
Does MM2H still have a monthly income requirement?
No. The old rules requiring RM 40,000 in monthly offshore income and RM 1,500,000 in liquid assets were removed in the 2024 revision. The current programme is built around the fixed deposit and the property purchase, which is why costing those two properly matters more than it used to.
Match the Numbers to a Qualifying Unit
Ryan works MM2H purchases weekly: which freehold towers clear the RM 1,000,000 floor, which close inside the programme's 12-month window, and what they actually rent for.