Seller guide · Kedah
Selling your property in Kedah
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 Kedah, 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.
Kedah rules
What applies to foreign buyers and sellers in Kedah
State rules as summarised on the Kedah property page; confirm the current position with your lawyer before you sign.
Minimum price: RM1 million (Bar circular)
The Malaysian Bar’s December 2024 circular lists Kedah’s minimum for foreign buyers of residential, commercial and industrial property as RM1 million.
Mainland figure: sources differ
PropertyGuru, iProperty, ASCO and Low & Partners guides (2023–2026) list RM600,000 for mainland Kedah and RM1 million for Langkawi. A copy of the state guideline in circulation gives RM1 million per unit. Confirm the figure that applies on the day with your lawyer.
Langkawi: RM1 million
Every current guide checked, and the Bar circular, give RM1 million for Langkawi. Older material quoting RM500,000 is out of date. Langkawi has no separate foreign-buyer authority: the same Kedah state consent applies.
Off-limits homes
Single-storey terrace houses, low-cost homes, Bumiputera-quota units, auction properties and property on Malay Reserved Land are not open to foreign buyers. Agricultural land is not permitted except where the state allows.
Off-limits commercial property
Single or double-storey shops, low-cost shops, stalls and service workshops are also closed to foreign buyers.
State consent and levy
Every purchase needs Kedah State Authority consent, applied for through your lawyer at the Kedah Land and Mines Office (Pejabat Tanah dan Galian), and a levy is charged on approval. The levy rate is not published in the sources checked.
Price evidence
What units sell for in Kedah
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 Kedah 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 Kedah?
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 Kedah?
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 Kedah rules for foreign buyers (Minimum price: RM1 million (Bar circular)) 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 Kedah 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.