MM2H 2026: Read This Before You Apply
Selected conditions checked on 24 September 2026: federal MM2H dependants, category amounts, home-purchase conditions and fixed-deposit withdrawal guidance; also the stamp-duty scope and SPA-date rule. Individual approval conditions, other schemes and tax advice need a separate check with MOTAC, your licensed MM2H operator and the relevant authorities.
The short version
A long-stay pass — not citizenship. A qualifying property purchase is now compulsory.
SEZ, Silver, Gold, Platinum — each needs a fixed deposit plus a minimum-priced home.
Check your income and overseas assets with a tax adviser before deciding to move.
Your buyer category, property type and SPA date determine the transfer-duty treatment.
What is MM2H?
MM2H (Malaysia My Second Home) is a long-stay residence programme. This guide covers the federal categories and the specific conditions checked against the current MOTAC guidance.
An MM2H pass lets an approved participant live in Malaysia. It does not itself grant citizenship or permanent-resident status.
Under the current federal programme, an approved participant must buy and own a qualifying residential property.
Check the conditions for your own approval. Older federal approvals and separate state programmes should not be treated as the same scheme.
The four tiers (MOTAC official)
Each tier needs money parked in a Malaysian fixed deposit (FD), plus a home above a minimum price. The pass is renewable, subject to the programme’s renewal requirements and passport validity.
SEZ/SFZ means Special Economic Zone/Special Financial Zone. It has separate requirements. MOTAC says the qualifying home must be bought directly from the developer, with the price subject to the applicable Johor property-acquisition policy.
| Tier | Fixed Deposit | Min. Property | Visa term |
|---|---|---|---|
| Platinum | USD 1,000,000 (≈ RMB 6.8m) | RM 2,000,000 | 20 years, renewable |
| Gold | USD 500,000 (≈ RMB 3.4m) | RM 1,000,000 | 15 years, renewable |
| Silver | USD 150,000 (≈ RMB 1.0m) | RM 600,000 | 5 years, renewable |
| SEZ / SFZ (Forest City only) | USD 65,000 (age 21–49) · USD 32,000 (age 50+) | As set for the SEZ development | 10 years, renewable |
The table retains its June 2026 illustrative RMB conversions; they are not a current exchange-rate quote. Programme home-price minimums do not by themselves establish that a particular property qualifies under state purchase rules.
The fees on top of the deposit — all paid to the government:
- Participation fee (one-off): Platinum RM200,000 · Gold RM3,000 · Silver RM1,000 · SEZ RM1,000.
- Processing fee: RM5,000 for the main applicant + RM2,500 per dependent.
- Renewal fee: Platinum RM5,000 · Gold RM3,000 · Silver RM1,500 · SEZ RM300. †
⚠️ These are official government fees only. They do not include an agent’s professional / handling fee for preparing and lodging your application — that’s a separate, private cost that varies by provider. For the exact service scope and price, check with your appointed MM2H panel agent.
Age: the main applicant must be at least 25 for Silver, Gold and Platinum, or 21 for SEZ/SFZ. Sarawak has a separate programme; check its current conditions with the responsible state authority.
The property rule — read this first
Three things catch people out:
- After approval, you must buy and own a qualifying home that meets the programme and applicable state requirements.
- Federal MM2H requires an approved participant to buy and own a qualifying home. The programme normally restricts its sale for 10 years, with an exception when upgrading to a higher-value home. Check the upgrade process with MOTAC before agreeing to sell. State purchase rules and the conditions on the particular property still need a separate check.
- Current MOTAC guidance allows withdrawal of up to 50% of the principal fixed deposit after MM2H approval, for approved property, education, medical or tourism spending in Malaysia. Confirm the timing, documents and approval process for your application with MOTAC and your bank before relying on that money for a purchase.
How long must you stay? Can you work?
Stay: participants under 50 must meet an annual requirement of 90 cumulative days in Malaysia: ages 25–49 for Silver, Gold and Platinum, and ages 21–49 for SEZ/SFZ. The official category overview allows these days to be met by the principal and/or spouse and dependants. At 50 and over, there is no minimum stay.
Work: MM2H is built around residence, not employment — work rights are restricted (broadly the top tier only). † If you need to work here, confirm your tier’s exact terms with MOTAC before applying.
Dependants: You can include your spouse, parents and parents-in-law. Children below 21 can be dependants; children aged 21 to 34 must be unmarried and unemployed while in Malaysia. Children with medically certified disabilities have no age limit. These rules cover biological, step and adopted children.
Check the tax position before you move
Your residence plan needs its own tax review. Before moving income, selling overseas assets or choosing how to hold a property, ask a tax adviser to check your circumstances and the current rules. Keep that advice separate from the property purchase budget.
- List the countries where you receive income or hold assets so your tax adviser can review the position.
- Ask separately about inheritance planning and how you intend to hold the Malaysian property.
Get the advice for your circumstances before relying on a general programme summary.
Include property taxes in your budget
MM2H approval and the property tax assessment are separate matters. Confirm your citizenship or PR status, the property and the transaction documents with your lawyer.
- For a qualifying residential purchase by a non-citizen who is not a Malaysian permanent resident, the 8% rule applies to SPAs signed from 1 January 2026. Duty uses the purchase consideration or market value, whichever is higher. At RM1.5m assessed value, the duty is RM120,000.
- Selling can also trigger RPGT. Ask your lawyer or tax adviser to check the disposal date, ownership category, allowable costs and any reliefs before you sell.
→ Check your own numbers on the stamp duty & RPGT calculator. Full cost breakdown in the Foreign Buyer guide.
So who is MM2H really for?
Work through your residence plans and property budget together:
- Planning to buy and live here? Compare the programme requirements with the home you need, your available funds and intended length of stay.
- Still deciding whether to own? Include the compulsory purchase and normal 10-year sale restriction in your decision. Confirm the higher-value upgrade exception before relying on it.
Choose a route that fits your circumstances and confirm eligibility before committing funds.
→ Weighing it against the income-based premium visa? See MM2H vs PVIP.
Confirm the pass conditions and the purchase budget before you commit to either.
Thinking about MM2H plus a purchase? Message me on WhatsApp with your budget and plans. I can help with the property shortlist; use a licensed MM2H operator for programme eligibility and application advice.
General information only — not tax, legal or immigration advice. Tiers, deposits, fees, residency rules and state price floors change; confirm with a licensed MM2H agent, MOTAC and LHDN. Figures marked † move most often. Author: Jacky Yong, licensed real estate negotiator (REN 77674), Vivahomes Realty Sdn Bhd (E(1)1670).
Official sources checked on 24 September 2026: MM2H requirements, sections 01, 05 and 06; MM2H category overview; MOTAC MM2H FAQs; LHDN Budget 2026 responses, section 2.7.
See this in real projects
Live listings where this applies: