Seller guide · Kelantan
Selling your property in Kelantan
What you receive depends on the agent fee, legal fee, Real Property Gains Tax and what is still owed to the bank. This guide sets out each cost, the usual timeline and the recorded prices in Kelantan, so you can price with evidence.
Seller costs
What comes off the sale price
| Cost | Typical amount | Notes |
|---|---|---|
| Agent fee | Up to 3% plus 8% SST | Maximum allowed by the Board of Valuers, Appraisers, Estate Agents and Property Managers; agreed in writing. |
| Your lawyer’s fee | 1.25% of the first RM500,000, 1% of the next RM7 million, plus SST | Solicitors’ Remuneration Order 2023; minimum RM500. |
| RPGT | 0% to 30% of the gain | Depends on how long you have owned it; see below. |
| Loan redemption | Outstanding loan plus any early settlement fee | Check your loan’s lock-in period. |
| Outstanding bills | Maintenance, sinking fund, quit rent, assessment | Settled or apportioned to completion. |
Tax
RPGT: how long you have owned it matters
| Year of disposal | Citizen or PR | Malaysian company | Foreigner |
|---|---|---|---|
| Within 3 years | 30% | 30% | 30% |
| 4th year | 20% | 20% | 30% |
| 5th year | 15% | 15% | 30% |
| 6th year onwards | 0% | 10% | 10% |
Real Property Gains Tax on the chargeable gain. Individuals also get an exemption of RM10,000 or 10% of the gain, whichever is higher.
At the SPA the buyer’s lawyer holds back 3% of the price (7% if the seller is not a Malaysian citizen or PR) and pays it to LHDN towards your RPGT. You file the RPGT return within 60 days of the SPA; any balance is refunded.
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
What units sell for in Kelantan
Recorded transactions for projects on this site, as cited on each project page. A price set on evidence sells faster than one set on portal asking prices.
Recorded figures for Kelantan are on each project page; ask Jason for the latest deals in your building.
Timeline
Steps to sell
- Valuation and pricing (1–3 days): recorded prices, an asking price and the agent fee agreed in writing.
- Marketing and viewings (typically 1–3 months, depending on price and condition).
- Offer and earnest deposit (2–3%) from a buyer whose loan eligibility has been checked.
- SPA signed within about 14 days; the buyer pays the balance of the 10% deposit and the RPGT retention is held.
- Completion usually 3 months from the SPA or state consent, plus a 1-month extension if needed; your loan is redeemed and the balance released.
Straight answers
Frequently asked questions
How much RPGT do I pay if I sell in Kelantan?
RPGT is a federal tax and the same in every state: 30% of the gain within three years, then 20%, 15% and 0% for Malaysian individuals from the sixth year. Foreigners pay 30% within five years and 10% after.
How long does it take to sell a property in Kelantan?
Marketing usually takes one to three months for a well-priced unit, then about three months from the SPA to completion, longer if the buyer needs state consent.
Can a foreign owner sell to another foreigner?
Yes, if the buyer meets the Kelantan rules for foreign buyers (National Land Code, plus the Kelantan Malay Reservation Enactment 1930) and obtains state consent; check any minimum holding period in the state rules above.
Should I sell or rent out?
It depends on your loan, the rent the unit can achieve, how long you have owned it (RPGT) and whether you need the cash. Jason can compare both for your unit.
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.
What is your Kelantan property worth?
Send the project and unit size. I reply with recorded prices for similar units, a realistic asking price and what you would receive after costs.