Buying Property in Malaysia as an Indonesian: Rules, Money Transfer and Home-Country Reporting

中文 · Bahasa Melayu · Bahasa Indonesia

By Jason Lim, REN 84424 · IQI Realty · Checked on 14 November 2026

This guide is for Indonesians buying a home in Malaysia, especially Johor Bahru. The short answer: Indonesians can buy in Malaysia on the same terms as other foreigners, which in Johor means a minimum price of RM1 million with only limited exceptions (for example, some serviced apartments sold by developers with state approval); no area is exempt as a whole. Buyers also need state consent and pay 8% stamp duty on the transfer. The harder part is usually at home: Bank Indonesia now asks for supporting documents on larger foreign-currency purchases and transfers, and Indonesian tax residents must report the property, and any rent or sale gain, in their annual tax return.

The Malaysian rules: what Indonesians can buy

Malaysia has no nationality-specific rules: an Indonesian who is not a Malaysian permanent resident is a foreign buyer, and each state adds its own conditions. In Johor:

Rule	What it means for you	Source
Minimum price	RM1 million for residential property bought by foreigners, with only limited exceptions (for example, some serviced apartments sold by developers with state approval); no area is exempt as a whole. Your lawyer confirms the figure for the unit.	New Straits Times, April 2026
State consent and approval fee	Every foreign purchase needs Johor state consent. The fee is 3% of the price (for a subsale, the price or official valuation, whichever is higher), minimum RM30,000, plus RM2,000 per title.	PTG Johor, Pekeliling Bil. 3 Tahun 2025, in force 1 July 2025
Stamp duty on the transfer	8% of the price or market value for residential property bought by non-citizens, from 1 January 2026.	Budget 2026 (Malay Mail, October 2025); LHDN stamp duty guideline, June 2026
Land you cannot buy	Malay reserve land is not open to foreign buyers.	Johor Malay Reservation Enactment; see my Malay reserve land guide
Tax when you sell	RPGT for non-citizens is 30% of the gain within five years and 10% from the sixth year. The buyer withholds 7% of the price for LHDN.	LHDN, RPGT pages, June 2026
Rent from the property	Non-resident individuals pay Malaysian tax on rental income at a flat 30% with no personal reliefs.	LHDN, “Who is taxable”, accessed November 2026

On a RM1,000,000 Johor home that is RM80,000 stamp duty and RM32,000 in state fees, before legal fees and loan costs. My buying costs calculator, the guide to Johor’s foreigner minimum price and the state consent guide go into detail. For choosing an area and visiting, see my main guide to buying in Johor from Indonesia.

Buy in your own name

Putting a cheaper unit in a Malaysian friend’s or relative’s name to get below the foreign minimum leaves you with no registered ownership and can look like concealment. See nominee ownership risks.

Loans, Islamic financing and MM2H

Bank Negara’s rules let non-residents borrow ringgit to buy residential property, but each bank decides whether and how much to lend, including for Islamic financing. See my guides to home loans for foreigners and Islamic home financing.

Buying a home does not give you a visa by itself. If you want to live in Malaysia long-term, MM2H is the usual route; I coordinate with a MOTAC-licensed MM2H agent and handle the property side, and approval is decided by the authorities. Start with my MM2H 2026 guide and the eligibility checker, and see does buying property give residency in Malaysia?

Moving the money from Indonesia

Malaysia does not cap what a foreign buyer brings in. Under Bank Negara’s Foreign Exchange Policy Notices (in force 1 October 2025), non-residents can convert foreign currency to ringgit with licensed banks, open ringgit accounts and later repatriate funds in foreign currency. The limits that matter for Indonesians are Bank Indonesia’s, and they tightened several times during 2026 as BI acted to steady the rupiah.

When	What Bank Indonesia announced
13 April 2026	Foreign-exchange transactions above USD50,000 must come with complete underlying documents.
18 June 2026 (Board of Governors meeting)	The threshold for buying foreign currency against rupiah without an underlying document cut to USD10,000 a month, and the threshold for supporting documents on transfers abroad cut from USD50,000 to USD25,000.
1 July 2026	The USD10,000 monthly threshold took effect under PADG No. 15 of 2026, which applies it per transacting party per month.

Bank Indonesia has said the rules do not ban buying foreign currency; above the thresholds you show a real need, and a property purchase’s paperwork is the natural evidence, subject to what your bank accepts. Plan for documents from the start:

1. Ask your Indonesian bank first. Which documents it accepts for a property payment abroad, and how long checks take.
2. Use the deal documents. The booking form and receipt, the signed sale and purchase agreement (SPA), a progress bill or your lawyer’s letter stating the amount and payee.
3. Pay only the right account. The developer’s project account named in the SPA, or your lawyer’s client account. Confirm it by phone on a number you already know.
4. Send from your own account. Payments from relatives, companies or several accounts raise questions; document any family help as a gift or loan.
5. Leave time. SPAs charge late-payment interest, and checks can take days.
6. Keep everything. Transfer advices, statements and receipts; you will need them for your tax return and when you sell.

Do not split payments across days, family members or channels to stay under a threshold, and do not use informal money changers. Banks on both sides treat that as a warning sign, and in Malaysia structuring payments to avoid reporting is itself an offence under the Anti-Money Laundering Act 2001 (AMLA). For the full payment schedule and how progress billing works, see paying for Johor property from abroad.

Carrying cash: why it is a bad idea

Bringing cash on the ferry from Batam is impractical under the rules on both sides:

• Leaving Indonesia. Under Government Regulation (PP) No. 99 of 2016, anyone carrying cash or other payment instruments of Rp100 million or more into or out of Indonesia must declare it to customs (Bea Cukai). Taking Rp100 million or more in rupiah out also needs a Bank Indonesia permit. Failing to declare can cost a fine of 10% of the amount, up to Rp300 million.
• Foreign banknotes. Individuals may not carry foreign banknotes worth Rp1 billion or more across the border; only licensed corporations can, with Bank Indonesia approval (Antara, July 2026).
• Arriving in Malaysia. Bank Negara requires a declaration for physical notes above USD10,000 equivalent, in ringgit or foreign currency, at entry and exit.
• At the Malaysian end. Lawyers and estate agents must check where buyers’ money comes from under AMLA; see source of funds checks.

Reporting the property in Indonesia

Under the Income Tax Law (UU PPh), you are an Indonesian tax resident if you live in Indonesia or are there more than 183 days in any 12 months. Residents are taxed on income from Indonesia and abroad, and the law lists rent and gains on selling assets as income.

Event	In Malaysia	In Indonesia (tax resident)
You buy the home	Stamp duty, state approval fee, legal fees	List the property in the asset list of your SPT Tahunan. Reporting an asset does not by itself create tax; DJP uses the list to check your income is consistent.
You let it out	30% flat tax on rental income as a non-resident; file a Malaysian return	Include the net rental income in your SPT. Claim a credit for Malaysian tax paid, with proof of payment.
You sell it	RPGT of 30% (within five years) or 10% (sixth year on); the buyer withholds 7%	The gain is income. Malaysian tax paid can be credited, within the limit below.

How the foreign tax credit works

Indonesia’s foreign tax credit rules, in Minister of Finance Regulation PMK 192/PMK.03/2018, work per country and per type of income. The credit is broadly the lowest of the Malaysian tax actually paid, the Malaysian tax as limited by the Malaysia–Indonesia tax treaty (P3B), and the Indonesian tax on that foreign income. Any excess Malaysian tax cannot be refunded or claimed as an expense. You claim the credit with your annual return and keep proof of the Malaysian tax paid; DJP’s press release says it does not have to be attached to the return.

Deadlines and records

• Annual return. Individuals file within three months after the end of the tax year, which is 31 March for most people. DJP’s FAQ gives a late-filing fine of Rp100,000 for individuals.
• Be complete. The tax procedures law (UU KUP) requires returns to be correct, complete and clear; a DJP article in April 2024 noted data-sharing with 69 agencies and other parties.
• Malaysian side. Letting or selling brings Malaysian filing duties; see my rental income tax and RPGT guides. If you move to Malaysia, read the 182-day tax residency rule.

Settle valuation, currency conversion and treaty questions with a registered tax consultant in Indonesia before your first return after buying.

Paperwork that helps at both ends

Talk to your Indonesian bank before you book, and consider a Malaysian account for progress bills and running costs; see opening a bank account as a foreigner. Your lawyer handles state consent, which can take several months (see the legal steps of buying in Johor). If a bank or lawyer asks for a legalised marriage certificate or similar, the Indonesian consulate in JB can help, as I explain in my guide to the Indonesian community in Johor Bahru. Viewing remotely? See buying without flying in and managing a JB property from overseas.

Where to buy if this matters to you

• JB Sentral and Bukit Chagar: near the CIQ and the RTS Link station.
• Iskandar Puteri: Medini, EduCity and Puteri Harbour, with ferries to Batam.
• Mount Austin: family neighbourhoods with schools and malls.
• Danga Bay: waterfront condos close to the city centre.
• Permas Jaya and Senibong: east-side condos.

Compare them on my JB property map, and see Muslim-friendly living in JB for mosques and halal food by area.

More Johor living guides: Cost of living in JB · Best areas to live in JB · Hospitals and healthcare in JB · Stamp duty in 2026 · Guide for Pakistani and Bangladeshi buyers · Chinese citizens buying property · Filipino life in Johor Bahru · Property rules for Bruneian buyers · Buying property as a Filipino

Frequently asked questions

Can an Indonesian citizen buy property in Malaysia?

Yes. Indonesians buy as foreign buyers, in their own name, under the same rules as other foreigners. In Johor that means a minimum price of RM1 million, with only limited exceptions (for example, some serviced apartments sold by developers with state approval); no area is exempt as a whole. Buyers also need state consent with a 3% approval fee (minimum RM30,000) and pay 8% stamp duty on the transfer.

How much money can I send from Indonesia to buy a house in Malaysia?

There is no fixed cap for a genuine purchase, but documents are needed above set thresholds: since 1 July 2026, foreign-currency purchases above USD10,000 a month, and, per Bank Indonesia’s June 2026 announcement, transfers abroad above USD25,000. Your SPA or progress bill is the evidence; ask your bank what it accepts.

Can I bring cash from Indonesia to pay for a Malaysian property?

It is not a good idea. Rp100 million or more must be declared to Indonesian customs, taking that much rupiah out needs a Bank Indonesia permit, and individuals may not carry foreign banknotes worth Rp1 billion or more. Malaysia requires a declaration above USD10,000 equivalent. Pay by bank transfer.

Do I need to report my Malaysian property in my Indonesian tax return?

If you are an Indonesian tax resident, yes. Residents are taxed on income from Indonesia and abroad and list their assets in the SPT Tahunan. Reporting an asset does not by itself create tax, but rent and sale gains from the Malaysian home are taxable income in Indonesia.

Will I pay tax twice on rent from my Malaysian property?

Malaysia taxes non-resident landlords at a flat 30%. Indonesia also taxes the net rent for its residents, but you can claim a foreign tax credit under PMK 192/PMK.03/2018, limited per country and to the Indonesian tax on that income.

Does buying a home in Malaysia give an Indonesian a visa?

No. Buying property does not give a visa or residency by itself. Long-stay options such as MM2H have their own conditions; Jason coordinates with a MOTAC-licensed MM2H agent and handles the property side, and approval is decided by the authorities.

Planning a purchase from Indonesia?

Tell me where you live in Indonesia, your budget and the kind of home you want. I will shortlist units that meet Johor’s foreign-buyer rules, set out the payment schedule with each payee and amount, and work with your lawyer on state consent. You can also book an appointment for viewings, or a Zoom consultation if you are still in Indonesia.

Sources: Bank Indonesia, PADG No. 15 Tahun 2026 (third amendment to PADG 11/2024 on foreign exchange market transactions), published 29 June 2026, in force 1 July 2026; Bank Indonesia, press release, 13 April 2026; Bank Indonesia, FAQ on PADG 12/2026 (relaxation period June 2026), accessed November 2026; Kontan, “Per 1 Juli 2026, pembelian valas tanpa underlying jadi US$10.000 per bulan”, 18 June 2026; CNBC Indonesia, on the USD10,000 threshold from 1 July 2026, 20 June 2026; Bisnis Indonesia, “BI tidak batasi transaksi valas, hanya ketatkan aturan penyertaan underlying”, 18 March 2026; Sekretariat Kabinet RI, on PP No. 99 of 2016 (carrying cash of Rp100 million or more), 16 January 2017; Antara, Bea Cukai Nunukan on carrying rupiah and foreign banknotes, 8 July 2026; Bank Negara Malaysia, FEP: carrying physical notes, accessed November 2026; Bank Negara Malaysia, Consolidated Foreign Exchange Policy Notices, in force 1 October 2025; Bank Negara Malaysia, AML/CFT/CPF and TFS policy document for DNFBPs and NBFIs, 5 February 2024; Directorate General of Taxes (DJP), consolidated Income Tax Law (UU PPh), Articles 2 and 4, as amended to 2020; DJP, press release SP-03/2019 on PMK 192/PMK.03/2018 (foreign tax credit), 9 January 2019; DJP, on reporting assets in the SPT Tahunan, 24 April 2024; DJP, FAQ on annual tax returns (filing deadline and late-filing fine), accessed November 2026; Pejabat Pengarah Tanah dan Galian Johor, Pekeliling Bil. 3 Tahun 2025 (fees, including foreign acquisitions), 13 June 2025, in force 1 July 2025; New Straits Times, “Foreigners hit Johor property resale wall”, 20 April 2026; Malay Mail, “Highlights from Budget 2026”, 10 October 2025; LHDN, Garis Panduan Pengenaan Duti Setem, First Schedule, Stamp Act 1949, 30 June 2026; LHDN, RPGT rates (Schedule 5, Part III), updated 23 June 2026; LHDN, responsibilities of disposer and acquirer (retention by category), updated 26 June 2026; LHDN, who is taxable (non-resident individuals), accessed November 2026

Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 14 November 2026, not legal, tax or financial advice. Bank Indonesia, DJP, LHDN and Johor state rules change; confirm with your bank, a registered tax consultant in Indonesia and your Malaysian lawyer before each step.