Labuan · Completed projects · Foreign-buyer rules
Labuan property
Labuan is a small island Federal Territory off Sabah, built around an offshore financial centre and oil and gas services. Its housing is mostly older landed estates and a few apartment blocks, and very few homes change hands: the three completed projects below run from walk-up flats near RM128,000 to town-centre serviced residences listed up to RM1.3 million. Foreign buyers need a property priced at RM1 million or more.
Jason Lim · REN 84424 · IQI Realty Sdn. Bhd. E (1) 1584/6. My registration covers the whole of Malaysia.
Completed projects
Labuan 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.
Bandar Labuan
Labuan Times Square
182 leasehold serviced residences off Jalan Merdeka in Labuan town. Listed at about RM650,000–1.3 million.
Facts and buying guide →Kerupang
Taman IOFC Kerupang II Apartment
128 low-rise apartments in Kerupang, near Labuan International School. Prices not published.
Facts and buying guide →Sungai Bedaun
Taman Mutiara, Sungai Bedaun
SPNB walk-up flats at Sungai Bedaun, completed 2003–2004. Listed from about RM128,000.
Facts and buying guide →Where to look
Labuan by area
| Area | What it is known for |
|---|---|
| Bandar Labuan (town) | The town centre on Jalan Merdeka, with Financial Park, the Labuan Museum, the international ferry terminal and serviced residences such as Labuan Times Square. |
| Kerupang and Batu Arang | Landed estates such as Taman Arena and Taman Hoi Yen, near Labuan International School, Hospital Labuan and the airport. |
| Sungai Bedaun and Bebuloh | SPNB’s Taman Mutiara flats and the Universiti Malaysia Sabah Labuan International Campus. |
| Ganggarak and Merinding | Home to Ganggarak Permai, a 12-storey apartment block by Ganggarak Development. |
Foreign buyers
The rules for foreigners buying in Labuan
Labuan has its own rules, set by the state. Confirm the current position with a lawyer in Labuan before you pay a booking fee.
| Rule | What it means |
|---|---|
| Minimum price: RM1 million | iProperty (Feb 2026), PropertyGuru (May 2026), HousingWatch (2026) and Low & Partners all give RM1 million for both strata and landed homes in Labuan, the same as the other Federal Territories. |
| Consent is required | Every purchase by a foreigner needs consent from the land authority before the transfer. Labuan is a Federal Territory, not a state; confirm with a Labuan lawyer which office handles the application and what fee it charges. |
| 8% stamp duty on homes from 1 January 2026 | Federal rule: transfers of residential property to non-citizens and foreign companies (not permanent residents) pay a flat 8% stamp duty, up from 4%. |
| Check for Bumiputera lots | Listings at Labuan Times Square and Taman Mutiara describe non-Bumi lots. Ask your lawyer to confirm the title has no Bumiputera or other restriction. |
| Few homes qualify | Almost all completed homes listed in Labuan in 2026 ask well under RM1 million, so the foreign-buyer market is limited to a few large units and houses. |
Compare
Labuan or Johor Bahru?
| Labuan | Johor Bahru | |
|---|---|---|
| Foreign minimum, strata | RM1 million | RM1 million |
| Foreign minimum, landed | RM1 million | RM1 million |
| Consent fee for foreign buyers | Not published in the sources we checked | State consent fee, quoted by your lawyer |
| Stamp duty on transfer (foreign buyer) | Flat 8% from 1 January 2026 | Flat 8% from 1 January 2026 |
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 Labuan 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
Labuan property: frequently asked questions
Can foreigners buy property in Labuan?
Yes, with consent from the land authority, if the property is priced at RM1 million or more. Stamp duty on homes is 8% for foreign home buyers from 2026. Very few completed homes in Labuan reach that price.
How much does an apartment cost in Labuan?
2026 listings run from about RM128,000 for a walk-up flat at Taman Mutiara to RM650,000–1.3 million at Labuan Times Square in town.
Bolehkah warga asing membeli hartanah di Labuan?
Boleh, dengan kebenaran pihak berkuasa tanah, jika harga hartanah RM1 juta atau lebih. Duti setem pindah milik ialah 8% bagi pembeli asing mulai 1 Januari 2026.
外国人可以在纳闽买房吗？
可以，但须获得土地当局批准，且房价须达RM100万或以上。2026年1月1日起，外国买家的住宅转让印花税为8%。纳闽大部分已完工住宅挂牌价远低于RM100万。
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