Kelantan · Completed projects · Foreign-buyer rules
Kelantan property
Kota Bharu is Kelantan’s capital and its only real high-rise market, with a median sale price of about RM270,000 on EdgeProp. More than 90% of Kelantan is Malay Reserve land, which foreigners and, in general, non-Malays cannot buy, so the stock open to outside buyers is small. These three completed projects cover the town centre, Jalan Raja Dewa and Kubang Kerian.
Jason Lim · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6. My registration covers the whole of Malaysia.
Completed projects
Kelantan projects worth knowing
Completed buildings only, so you can view the actual unit before you pay. New launches are added once they hold an advertising permit and developer licence.
Kubang Kerian, Kota Bharu
Anjung Vista
A freehold 21-storey tower of 251 units by Gazzriz in Kubang Kerian, about 1 km from Universiti Sains Malaysia, completed in 2012.
Facts and buying guide →Jalan Raja Dewa, Kota Bharu
Tijani Raja Dewa
A freehold Symphony Life development on Jalan Raja Dewa with about 150 three-bedroom apartments in a 16-storey block plus three-storey link homes, completed around 2018.
Facts and buying guide →Jalan Mahmood, Kota Bharu
Troika Residences
A 36-storey tower of 338 serviced suites by Malvest in central Kota Bharu, described as the city’s tallest building, completed in 2020.
Facts and buying guide →Where to look
Kelantan by area
| Area | What it is known for |
|---|---|
| Kota Bharu town centre | Jalan Mahmood, Jalan Hamzah and the area around KB Mall, Siti Khadijah Central Market and KB Sentral, with serviced residences such as Troika Residences. |
| Jalan Raja Dewa and Jalan Kuala Krai | South of the centre, about ten minutes by car, with family apartments such as Tijani Raja Dewa and older condominiums at Wakaf Che Yeh. |
| Kubang Kerian | The Universiti Sains Malaysia health campus and hospital, with student and staff rental demand; Anjung Vista is here. |
| Pengkalan Chepa | Home to Sultan Ismail Petra Airport. |
| Pantai Cahaya Bulan | The beach north of the town, with a few resort apartments. Not covered here: records were too thin to check. |
Foreign buyers
The rules for foreigners buying in Kelantan
Kelantan has its own rules, set by the state. Confirm the current position with a lawyer in Kelantan before you pay a booking fee.
| Rule | What it means |
|---|---|
| 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. |
Compare
Kelantan or Johor Bahru?
| Kelantan | Johor Bahru | |
|---|---|---|
| Land law | National Land Code; Kelantan Malay Reservation Enactment 1930 | National Land Code |
| Malay Reserve land | More than 90% of the state; barred to foreigners | Barred to foreigners; share not quantified here |
| Minimum price for a foreign buyer | RM500,000 or RM1,000,000 (records differ) | RM1,000,000 for most homes |
| Approval and fees | State Authority consent; no published levy found | Johor State Authority consent; levy of 3% or RM30,000, whichever is higher, since 1 July 2025 |
A summary, not a forecast. See Johor Bahru projects and Kuala Lumpur projects.
Buying, selling or renting
The steps and costs
Stamp duty, legal fees and RPGT are federal and work the same in Kelantan as elsewhere in Malaysia. Read buying a subsale property, selling your property and renting out a property, and use the buying costs calculator for your own numbers. Foreign-buyer rules are the part that differs by state, so they are set out above.
Straight answers
Kelantan property: frequently asked questions
Can foreigners buy property in Kota Bharu?
Only on land that is not Malay Reserve, with State Authority consent and above the state minimum, which records give as RM500,000 or RM1,000,000. More than 90% of Kelantan is Malay Reserve land, so check the title first. Stamp duty for foreign buyers of homes is 8% from 1 January 2026.
What is Malay Reserve land, and why does it matter in Kelantan?
It is land that can only be dealt in favour of Malays under the Kelantan Malay Reservation Enactment 1930. It covers more than 90% of the state, so most land, and many homes, cannot be sold to foreigners or, in general, to non-Malays.
Bolehkah warga asing membeli rumah di Kota Bharu?
Boleh, hanya jika hartanah itu bukan di atas tanah Rizab Melayu, mendapat kelulusan Pihak Berkuasa Negeri dan melebihi harga minimum negeri (RM500,000 atau RM1 juta; rekod berbeza). Duti setem bagi pembeli asing ialah 8% mulai 1 Januari 2026.
外国人可以在哥打巴鲁买房吗？
可以，但房产不能位于马来保留地（吉兰丹超过90%的土地属马来保留地），须获州政府批准，并达到州最低价格（资料不一，RM50万或RM100万）。外国买家的住宅转让印花税自2026年1月1日起为8%。
Looking at Kelantan? Get a shortlist that fits your goal.
Tell me your budget, whether you will live in the unit or rent it out, and the area you prefer. I will reply on WhatsApp with suitable projects, recent recorded prices and the full cost.