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If you are thinking about moving to Malaysia, retiring here or buying property here, you have probably heard of MM2H, Malaysia My Second Home. But there are quite a few things about the current programme that many people don’t know. For example, buying a property is now compulsory, and the minimum ranges from RM600,000 to RM2 million depending on your category. In the video I break it down in simple terms. Here is the written version.
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MM2H is a renewable long-term social visit pass for foreigners who want to make Malaysia their second home. It is not permanent residency, and it does not lead to citizenship. It lets you, and eligible family members such as your spouse, children and in some cases parents or parents-in-law, live in Malaysia for an extended period. Children can study here, subject to education rules.
The four categories
| Category | Fixed deposit | Minimum property | Pass | Participation fee (one-off) | Min. age |
|---|---|---|---|---|---|
| Silver | USD 150,000 | RM600,000 | 5 years | RM1,000 | 25 |
| Gold | USD 500,000 | RM1,000,000 | 15 years | RM3,000 | 25 |
| Platinum | USD 1,000,000 | RM2,000,000 | 20 years | RM200,000 | 25 |
| Special Economic / Financial Zone (e.g. Forest City, Johor) | USD 65,000 (age 21–49) or USD 32,000 (50+) | Qualifying zone property, bought from the developer | 10 years | Check current terms | 21 |
What they don’t tell you
1. Buying a property is compulsory, and it has two tests
A Silver pass needs a property of at least RM600,000. Does that mean you can buy any RM600,000 unit in Malaysia? Not necessarily. The property must meet the MM2H minimum and the foreign-ownership rules of the state you buy in, which can set a higher minimum price and restrict certain property types. Ask two questions: does it qualify for my category, and am I allowed to buy it as a foreigner? See my guide to foreign buyer rules.
2. You can’t sell it for 10 years
The qualifying home generally cannot be sold for 10 years, except to upgrade to a higher-value residence. So don’t approach it as something to flip in two or three years. It is a long-term decision.
3. The cheapest category is not automatically the best
The zone category (including Forest City) has a much lower deposit, but the property must comply with the zone’s rules and be bought directly from the developer. You can’t simply pick any resale condo in Johor Bahru. Lower entry, less flexibility. Choose by where you want to live, the kind of home you want, how long you’ll stay and whether it is also an investment.
4. Half of your deposit isn’t completely locked
After approval you may withdraw up to 50% of the fixed deposit principal for approved purposes in Malaysia, such as the property purchase, education, healthcare and tourism-related spending. The rest stays in place.
5. You do have to live here
There is a minimum stay of 90 days (cumulative) a year, with the detail depending on age and on how it is fulfilled by the principal and dependants. It is not designed as a pass you get and then forget about Malaysia.
6. MM2H doesn’t mean you can work
Business, investment and career activities are permitted under Platinum. For Silver and Gold, working needs the appropriate separate pass. Check before you plan around it.
Own stay or investment?
Since you must buy anyway, many applicants want the home to be a good investment too. They are two different decisions. For your own stay, you care about facilities, size, schools, hospitals, malls and how close you are to Singapore. As an investor, you look at the numbers: rental demand, yield, maintenance fees, who the future tenant is, and taxes when you buy, rent and eventually sell. Read 6 hidden costs of owning an investment property before you decide. If Johor is on your list, here is every new launch property in Johor Bahru I cover, each with the permit price band and certified progress.
Considering MM2H in Johor? I can help you find a home that meets both your MM2H category and the state’s foreign-buyer rules, whether it is for your own stay or also an investment.
Sources
- MOTAC: Terms and Regulations for new MM2H participants (January 2026)
- MOTAC: official MM2H guidelines
- Alter Domus (licensed MM2H agent): MM2H in special economic zones
General information checked on 29 September 2026, not immigration, legal or financial advice. MM2H terms are set by MOTAC and can change. By Jason Lim (REN 84424, IQI Realty Sdn. Bhd.).