← All Johor projects · Buyer guide for Thailand · Updated October 2026
Thai buyers look at Johor Bahru for freehold homes, schools and its position next to Singapore. This page sets out Malaysia’s rules for foreign buyers, what to check on the Thailand side, a cost example and the steps.
Malaysia’s rules for foreign buyers in Johor
| Rule | What it means for you |
|---|---|
| Minimum price | Generally RM1 million or more per property in Johor, for both apartments and landed homes. |
| State consent | Johor state approval is needed for every foreign purchase. Your lawyer applies for consent. Since 1 July 2025 Johor’s consent levy for foreign buyers is 3% of the price or RM30,000, whichever is higher (PTG Johor Circular 1/2025), plus application fees. |
| Not open to foreigners | Bumiputera lots, low-cost and affordable units, Malay Reserve land, and single or one-and-a-half-storey terraces. |
| Stamp duty on transfer | 8% of the price for foreign buyers of homes from 1 January 2026. |
| Selling later (RPGT) | 30% of the gain within five years; 10% from the sixth year. |
| Source of funds | Malaysian lawyers and banks must check where the purchase money comes from, so keep clear bank records of every transfer. |
| Residence | Owning property does not give you the right to live in Malaysia. Long-stay programmes such as MM2H are separate applications. |
What to check on the Thailand side
- Sending money. Transfers abroad go through a Thai commercial bank under Bank of Thailand foreign exchange rules, with the SPA and invoices as supporting documents. Ask your bank about the current limits.
- Tax on foreign income. Since 2024, foreign income brought into Thailand by tax residents may be taxable, including rent from a Malaysian property. Ask your tax adviser.
- Records. Keep bank records of every transfer, as Malaysian lawyers and banks must verify the source of funds.
Jason works with your Malaysian lawyer on the purchase; please confirm the rules in your own country with your bank and tax adviser before you pay.
What it costs: a worked example
| Item | RM1,000,000 unit | How it is worked out |
|---|---|---|
| Down payment | RM100,000 or more | 10% at the SPA; more if you pay without a Malaysian loan |
| Stamp duty on the transfer | RM80,000 | 8% for foreign home buyers from 2026 |
| Lawyer’s fee, SPA and transfer | About RM11,250 plus SST | 1.25% of the first RM500,000 and 1% of the next RM500,000 |
| State consent fee | Quoted by your lawyer | Varies by district and price |
| Disbursements | About RM2,000 to RM4,000 | Searches, registration, consent application and copying |
Buying remotely: the steps
- Shortlist on a video call. Jason walks you through projects above RM1 million that foreigners can buy, with the fact sheet for each.
- Visit if you can. Thai passport holders can make short visits to Malaysia without a visa. Check the current length of stay with Malaysian immigration, and submit the Malaysia Digital Arrival Card at least three days before you travel.
- Book the unit. Pay the booking fee and sign the booking form. Keep the receipt for your bank.
- Sign the SPA. The SPA can be signed in Malaysia or, if your lawyer arranges it, signed and attested abroad.
- Transfer the funds. Pay from an account in your own name to the lawyer’s or developer’s account, with the SPA as the supporting document.
- State consent and completion. Your lawyer obtains Johor state consent, then completes the purchase and the transfer.
- Keys and rental. Jason can arrange handover, defect checks and a tenant if you plan to rent the unit out.
Buying in Johor from Thailand: quick answers
Can Thai citizens buy property in Johor Bahru?
Yes. Foreign buyers, including Thai citizens, can buy property in Johor priced at RM1 million or more, with state consent and 8% stamp duty on the transfer of a home.
How do I send money from Thailand to buy property in Malaysia?
Through a Thai commercial bank under Bank of Thailand rules, with the sale and purchase agreement as supporting documents. Ask your bank about the current limits and paperwork.
คนไทยซื้ออสังหาริมทรัพย์ในยะโฮร์บาห์รูได้ไหม
ได้ ชาวต่างชาติสามารถซื้ออสังหาริมทรัพย์ในรัฐยะโฮร์ที่มีราคาตั้งแต่ 1 ล้านริงกิตขึ้นไป โดยต้องได้รับอนุมัติจากรัฐบาลรัฐ และเสียอากรแสตมป์การโอน 8% ตั้งแต่ปี 2026 ติดต่อ Jason ทาง WhatsApp เพื่อรับรายชื่อโครงการและประมาณการค่าใช้จ่ายทั้งหมด
Also read: projects for foreign buyers · larger units in the RM500k to RM1 million band · buying a subsale property
Useful tools: buying costs calculator · can a foreigner buy it? · projects for foreign buyers · all Johor projects
Sources: Johor foreign ownership guidelines and Stamp Act 1949 rates as published for 2026; Malaysia Immigration visa arrangements; Bank of Thailand foreign exchange rules; Thai Revenue Department guidance on foreign income from 2024. General information by a registered agent, not legal, tax or foreign exchange advice; confirm with your lawyer and adviser. By Jason Lim (REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6).