Buyer guide · Labuan
Buying a subsale property in Labuan
A subsale (resale) home is bought from its current owner: you see the actual unit, the view and the neighbours, and you can move in or rent it out within months. This guide sets out the steps, the real costs and the checks, with recorded and asking prices for the 3 Labuan projects on this site.
The process
Steps to buy a subsale property
- Set your budget. Get a bank pre-assessment. Banks usually lend up to 90% for your first two properties and up to 70% from the third.
- Compare prices. Set asking prices against recorded transactions in the same building (NAPIC open data, EdgeProp, or ask Jason).
- View and check. Defects, water pressure, parking and the management office’s statement of arrears.
- Offer and earnest deposit. An offer to purchase with an earnest deposit, usually 2% to 3%, subject to contract.
- SPA and the 10% deposit. Your lawyer searches the title and the seller, then you sign the SPA and pay the balance of the 10%.
- Loan and consents. The bank values the unit. State consent is needed for foreign buyers and for some leasehold or restricted titles in Labuan.
- Completion and keys. Usually 3 months from the SPA or consent, with a 1-month extension at interest; then the title is transferred and the keys handed over.
Labuan rules
What applies to foreign buyers and sellers in Labuan
State rules as summarised on the Labuan property page; confirm the current position with your lawyer before you sign.
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.
Price evidence
Recorded and asking prices in Labuan
One line per project on this site, as shown on each project page. Transacted figures are deals recorded with the valuation department; asking figures are listings.
| Project | Figure | Source and date |
|---|---|---|
| Labuan Times Square | RM650,000 · about RM441 psf 3 bedrooms, 1,475 sq ft | Mudah listing, Aug 2026 |
| Taman Mutiara, Sungai Bedaun | RM128,000 · about RM205 psf 623 sq ft, 3 bedrooms | Mudah listing, Sep 2026 |
Asking prices from property portals in the month shown.
What it costs
Cash needed on a RM500,000 subsale home
| Item | Amount | How it is worked out |
|---|---|---|
| Down payment | RM50,000 | 10% of the price |
| Stamp duty on the transfer | RM9,000 | 1% of the first RM100,000, 2% of the next RM400,000, then 3% to RM1 million and 4% above |
| Stamp duty on a 90% loan | RM2,250 | 0.5% of the loan |
| Lawyer’s fees (SPA and loan) | about RM11,900 plus SST | Solicitors’ Remuneration Order 2023 scale |
| Valuation and disbursements | about RM1,500–3,000 | Bank valuation, searches, registration |
Illustration for a Malaysian buyer. Malaysian first-time buyers at RM500,000 or below pay no stamp duty on the transfer or loan for SPAs signed from 1 January 2026 to 31 December 2027. Foreign buyers pay 8% stamp duty on the transfer of a home from 1 January 2026. Use the buying costs calculatorCalculate my exact costs → for your numbers.
Straight answers
Frequently asked questions
Can a foreigner buy a subsale property in Labuan?
Yes, if the unit meets the Labuan minimum for foreign buyers (Minimum price: RM1 million) and is not a restricted unit, with state consent. Stamp duty for foreigners buying a home is 8% from 2026.
How long does a subsale purchase take?
Commonly three to four months from the SPA to the keys; longer when state consent is needed.
How much cash do I need for a RM500,000 subsale home?
About RM75,000 to RM78,000 including the 10% deposit, stamp duty and legal fees, before renovation. A Malaysian first-time buyer may save the stamp duty.
Where do I see what units really sold for?
Recorded transactions are published through NAPIC open data and summarised on EdgeProp and Brickz. The table above links each project on this site; Jason can pull the latest deals for a specific unit type.
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.
Looking for a subsale home in Labuan?
Send your budget, area and property type. I will reply with units that fit, recorded prices and a full cost estimate.