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Malaysia Stamp Duty and Buying Cost Calculator 2026
Budget 2026 doubled stamp duty for foreign buyers to a flat 8%. On a RM 2,500,000 KLCC apartment that is RM 200,000 in transfer duty alone, before legal fees, loan stamping, or a single ringgit of furnishing. Entry costs are no longer a rounding error; they decide whether a deal works.
This tool computes the full upfront bill: MOT stamp duty, SPA legal fees on the 2023 scale, loan agreement duty, and loan documentation fees. Switch between foreign and Malaysian profiles to see exactly what nationality costs. Rates last verified 12 June 2026.
Foreign buyers typically secure 50 to 70% margin from Malaysian banks.
Upfront Duties and Fees
- MOT stamp duty
- Flat 8% foreign rate, from 1 Jan 2026
- SPA legal fees
- SRO 2023 scale on the purchase price
- Loan agreement stamp duty
- 0.5% of RM 1,750,000 loan
- Loan documentation legal fees
- SRO 2023 scale on the loan amount
RM 200,000
RM 26,250
RM 8,750
RM 18,750
Total Upfront Costs
10.15% of the purchase price, on top of your deposit
RM 253,750
A Malaysian citizen or PR pays RM 84,000 MOT duty on this price, RM 116,000 less. The MOT is the only line that changes with nationality.
Estimates for budgeting only. Excludes valuation fees, disbursements, service tax on professional fees, and state consent charges. Legal fees above RM 7,500,000 are negotiable; the 1% scale rate is applied here as a ceiling. Confirm exact figures with your lawyer before signing.
The 2026 Rates Behind the Numbers
MOT Stamp Duty
| First RM 100,000 | 1% |
| RM 100,001 to RM 500,000 | 2% |
| RM 500,001 to RM 1,000,000 | 3% |
| Above RM 1,000,000 | 4% |
| Foreign buyers and foreign companies, residential | Flat 8% |
The tiered scale applies to Malaysian citizens and permanent residents. The flat 8% applies to transfers executed on or after 1 January 2026 and includes MM2H holders. Official schedules: LHDN stamp duty.
Legal Fees (SRO 2023)
| First RM 500,000 | 1.25% (minimum RM 500) |
| RM 500,001 to RM 7,500,000 | 1% |
| Above RM 7,500,000 | Negotiable, capped at 1% |
The same scale is billed twice when you finance: once on the purchase price for the SPA, once on the loan amount for the facility documents.
Loan and Floors
| Loan agreement stamp duty | 0.5% |
| KL foreign-buyer minimum price | RM 1,000,000 |
First-time Malaysian buyers are fully exempt from MOT and loan duty on homes up to RM 500,000 until 31 December 2027. For MM2H applicants, the qualifying purchase must also clear the KL floor.
A Real Example: RM 2,500,000, Foreign Buyer, 70% Loan
Typical for a two-bedroom unit at TRX Residences or a mid-floor KLCC renovation play. Here is the complete upfront bill at 2026 rates.
- MOT stamp duty at 8%
- RM 200,000
- SPA legal fees
- RM 26,250
- Loan stamp duty on RM 1,750,000
- RM 8,750
- Loan documentation legal fees
- RM 18,750
- Total
- RM 253,750
That is 10.2% of the purchase price in duties and fees, payable around completion and not financeable through the mortgage.
The same unit bought by a Malaysian citizen or PR carries RM 84,000 in MOT duty and RM 137,750 all in. The RM 116,000 difference is purely a nationality premium. Price it into your offer, not into post-completion regret.
Foreign financing is its own subject: margins, rates, and which banks actually lend are covered in our foreigner property loan guide. To see what these entry costs do to your return, run the same unit through the rental yield calculator.
And When You Sell: RPGT
Real Property Gains Tax is charged on your profit at disposal, with the rate set by how long you held. The five-year line should anchor your whole strategy: KL city centre property is a hold-and-let asset, and the tax table says so explicitly.
| Holding Period | Citizens / PRs | Foreign Sellers |
|---|---|---|
| Years 1 to 3 | 30% | 30% |
| Year 4 | 20% | 30% |
| Year 5 | 15% | 30% |
| Year 6 onward | 0% | 10% |
MM2H holders sell at the foreign rates. Individual sellers of any nationality can claim a waiver of RM 10,000 or 10% of the gain, whichever is higher, and the clock runs from the SPA date, not the title transfer. The full schedules are on LHDN's RPGT pages.
Worked disposal scenarios, including how the 8% entry duty and a year-six exit interact, are in the full RPGT and buying costs guide.
Stamp Duty FAQs
How much is stamp duty for a foreigner buying property in Malaysia in 2026?
A flat 8% of the purchase price on the instrument of transfer (MOT), for any residential transfer executed on or after 1 January 2026. On a RM 2,000,000 condo that is RM 160,000. The rate was doubled from 4% in Budget 2026 and applies to non-citizen individuals and foreign companies; Malaysian permanent residents are excluded and pay the tiered local scale.
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 factor the full 8% into any MM2H property budget.
What stamp duty do Malaysian citizens and PRs pay?
A tiered scale: 1% on the first RM 100,000, 2% up to RM 500,000, 3% up to RM 1,000,000, and 4% above that. A RM 2,500,000 purchase works out to RM 84,000. First-time Malaysian buyers get a full exemption on homes up to RM 500,000 until 31 December 2027, though that rarely applies at KLCC and TRX price points.
What legal fees apply when buying property in Malaysia?
Conveyancing fees follow the Solicitors' Remuneration Order 2023: 1.25% on the first RM 500,000 (minimum RM 500) and 1% from RM 500,001 to RM 7,500,000, negotiable above that. If you take a mortgage, loan documentation is billed on the same scale against the loan amount. Disbursements and service tax are charged on top.
How much stamp duty is charged on the loan agreement?
A flat 0.5% of the loan amount, the same for every nationality. A 70% margin on a RM 2,500,000 purchase means a RM 1,750,000 loan and RM 8,750 in loan stamp duty.
What tax do I pay when I sell (RPGT)?
Real Property Gains Tax applies to the profit. Foreign sellers pay 30% on disposals within five years of purchase and 10% from year six onward; Malaysian citizens drop to 0% from year six. Every individual seller can claim a waiver of RM 10,000 or 10% of the gain, whichever is higher. The holding period runs from the Sale and Purchase Agreement date.
Is there a minimum price for foreign buyers in Kuala Lumpur?
Yes, RM 1,000,000 per residential title in KL. Most KLCC, TRX, and Bukit Bintang launches clear the floor comfortably, but it rules foreigners out of cheaper sub-sale stock. Other states set their own thresholds, so check before committing outside KL.
Check the Numbers Against a Real Unit
Ryan runs this exact math on live KLCC and TRX listings every week, including which banks currently lend to foreign buyers and at what margin.