Buyer guide · Kelantan
Buying a subsale property in Kelantan
A subsale (resale) home is bought from its current owner: you see the actual unit, the view and the neighbours, and you can move in or rent it out within months. This guide sets out the steps, the real costs and the checks, with recorded and asking prices for the 3 Kelantan projects on this site.
The process
Steps to buy a subsale property
- Set your budget. Get a bank pre-assessment. Banks usually lend up to 90% for your first two properties and up to 70% from the third.
- Compare prices. Set asking prices against recorded transactions in the same building (NAPIC open data, EdgeProp, or ask Jason).
- View and check. Defects, water pressure, parking and the management office’s statement of arrears.
- Offer and earnest deposit. An offer to purchase with an earnest deposit, usually 2% to 3%, subject to contract.
- SPA and the 10% deposit. Your lawyer searches the title and the seller, then you sign the SPA and pay the balance of the 10%.
- Loan and consents. The bank values the unit. State consent is needed for foreign buyers and for some leasehold or restricted titles in Kelantan.
- Completion and keys. Usually 3 months from the SPA or consent, with a 1-month extension at interest; then the title is transferred and the keys handed over.
Kelantan rules
What applies to foreign buyers and sellers in Kelantan
State rules as summarised on the Kelantan property page; confirm the current position with your lawyer before you sign.
National Land Code, plus the Kelantan Malay Reservation Enactment 1930
Kelantan is a peninsular state under the National Land Code. Its Malay Reservation Enactment 1930 (Enactment No. 18 of 1930) makes dealings in reserve land in favour of non-Malays void. Bernama reported in 2018 that the state applies it with the Kelantan Land Enactment 1938, under which only Kelantan-born Malays have the right to own reserve land. Source: Chia, Lee & Associates; Malaysiakini/Bernama (29 Oct 2018).
Most of the state is Malay Reserve land
More than 90% of Kelantan is Malay Reserve land (IIUM Law Journal, 2007). Foreigners cannot buy Malay Reserve land under the Ministry of Economy guideline. A 2013 report said non-Malay citizens could seek state EXCO approval to buy reserve land, but that does not open it to foreigners. Source: IIUM Law Journal; Malaysian Bar Circular No 444/2024; The Rocket (7 Jan 2013).
Minimum price: records differ, RM500,000 or RM1,000,000
The Bar Council’s table of state rules (as at October 2024) and PropertySifu (Aug 2026) give RM500,000 for one threshold across property types. Low & Partners (Aug 2026) and PropCashFlow (2026) give RM1,000,000. Confirm with the Kelantan Land and Mines Office before you sign. Source: Malaysian Bar Circular No 444/2024; PropertySifu; Low & Partners; PropCashFlow.
State consent
State Authority consent is needed before a foreigner buys, and Low & Partners says approval normally takes at least two months. No Kelantan levy or consent fee was published in the sources we read. Source: Low & Partners (updated Aug 2026); Bar Circular No 444/2024.
Excluded units
Foreigners cannot buy low-cost or low-medium-cost units, units allocated to Bumiputera buyers, or property on Malay Reserve land. Source: Malaysian Bar Circular No 444/2024; Low & Partners.
8% stamp duty on home transfers from 1 January 2026
The federal stamp duty on a transfer of residential property to a non-citizen (other than a permanent resident) or foreign company rose from 4% to a flat 8%. Stamp duty is federal, so it applies in Kelantan. Source: KPMG Budget 2026 summary.
Price evidence
Recorded and asking prices in Kelantan
One line per project on this site, as shown on each project page. Transacted figures are deals recorded with the valuation department; asking figures are listings.
| Project | Figure | Source and date |
|---|---|---|
| Anjung Vista | No live listings for sale | PropertyGuru, Oct 2026 |
| Tijani Raja Dewa | RM369,000 · RM395 psf auction listings, 933 sq ft | PropertyGuru, Aug 2026 |
| Troika Residences | RM520,000 one listing for sale | PropertyGuru and iProperty, Aug 2026 |
Asking prices from property portals in the month shown.
What it costs
Cash needed on a RM500,000 subsale home
| Item | Amount | How it is worked out |
|---|---|---|
| Down payment | RM50,000 | 10% of the price |
| Stamp duty on the transfer | RM9,000 | 1% of the first RM100,000, 2% of the next RM400,000, then 3% to RM1 million and 4% above |
| Stamp duty on a 90% loan | RM2,250 | 0.5% of the loan |
| Lawyer’s fees (SPA and loan) | about RM11,900 plus SST | Solicitors’ Remuneration Order 2023 scale |
| Valuation and disbursements | about RM1,500–3,000 | Bank valuation, searches, registration |
Illustration for a Malaysian buyer. Malaysian first-time buyers at RM500,000 or below pay no stamp duty on the transfer or loan for SPAs signed from 1 January 2026 to 31 December 2027. Foreign buyers pay 8% stamp duty on the transfer of a home from 1 January 2026. Use the buying costs calculatorCalculate my exact costs → for your numbers.
Straight answers
Frequently asked questions
Can a foreigner buy a subsale property in Kelantan?
Yes, if the unit meets the Kelantan minimum for foreign buyers (National Land Code, plus the Kelantan Malay Reservation Enactment 1930) and is not a restricted unit, with state consent. Stamp duty for foreigners buying a home is 8% from 2026.
How long does a subsale purchase take?
Commonly three to four months from the SPA to the keys; longer when state consent is needed.
How much cash do I need for a RM500,000 subsale home?
About RM75,000 to RM78,000 including the 10% deposit, stamp duty and legal fees, before renovation. A Malaysian first-time buyer may save the stamp duty.
Where do I see what units really sold for?
Recorded transactions are published through NAPIC open data and summarised on EdgeProp and Brickz. The table above links each project on this site; Jason can pull the latest deals for a specific unit type.
General information by a registered agent, not legal or tax advice. Rates as published for 2026; your lawyer and LHDN have the final figure. Checked October 2026.
Looking for a subsale home in Kelantan?
Send your budget, area and property type. I will reply with units that fit, recorded prices and a full cost estimate.