Long-stay visa · Checked October 2026
MM2H (Malaysia My Second Home) and buying a home
What each MM2H tier requires in 2026, the home you must buy, how the state rules for foreign buyers still apply, the Sarawak, Sabah and Johor SEZ/SFZ options, and how to apply through me.
Choose your route
Every MM2H category, one page each
Silver, Gold, Platinum
Federal tiers from age 25. USD150,000 to USD1 million deposit, 5 to 20-year pass, home from RM600,000.
SEZ/SFZ (Johor)
From age 21. USD65,000 (USD32,000 from 50), 10-year pass, home bought direct from the developer.
Sabah MM2H
State programme from age 25. RM500,000 deposit, income test, high-rise home from RM600,000.
Sarawak S-MM2H
State programme from age 30. RM500,000 deposit, 5+5-year pass, 30 days a year in Sarawak.
Property support
How I help you choose, check and buy the home MM2H requires, even from overseas.
Federal programme
The MM2H tiers at a glance
From the official MM2H portal and the MOTAC terms for new participants. New applications go through a MOTAC-licensed MM2H agent. I coordinate that for you and help with the home you must buy: apply through me.
| Silver | Gold | Platinum | Special Economic Zone (Johor SEZ) | |
|---|---|---|---|---|
| Age | 25 and above | 25 and above | 25 and above | 21 and above |
| Fixed deposit | USD150,000 fixed deposit in a Malaysian bank | USD500,000 fixed deposit in a Malaysian bank | USD1,000,000 fixed deposit in a Malaysian bank | USD65,000 (age 21-49) or USD32,000 (age 50+) |
| Use of the deposit | Up to 50% of principal after approval, for home purchase, education, medical or tourism in Malaysia | Up to 50% of principal after approval, for home purchase, education, medical or tourism in Malaysia | Up to 50% of principal after approval, for home purchase, education, medical or tourism in Malaysia | Up to 50% of principal after approval, for home purchase, education, medical or tourism |
| Visit pass | 5 years, renewable (multiple-entry visa) | 15 years, renewable (multiple-entry visa) | 20 years, renewable (multiple-entry visa) | 10 years, renewable (multiple-entry visa) |
| Home you must buy | RM600,000 (compulsory purchase) | RM1,000,000 (compulsory purchase) | RM2,000,000 (compulsory purchase) | Bought directly from the developer, not from agents or owners. MOTAC sets no figure; the floor follows Johor state policy. Forest City's own guidance (May 2026): RM500,000 minimum, bought within 90 days of approval. |
| Selling the home | 10 years; upgrading to a higher-value home allowed | 10 years; upgrading to a higher-value home allowed | 10 years; upgrading to a higher-value home allowed | 10 years |
| Minimum stay | 90 days a year (cumulative) for ages 25-49, shareable with dependants; no minimum for 50+ | 90 days a year (cumulative) for ages 25-49; no minimum for 50+ | 90 days a year (cumulative) for ages 25-49; no minimum for 50+ | 90 days a year in the SEZ terms; overview page shows no minimum for 50+ |
| Fees and notes | Participating fee RM1,000 (one-off); renewal RM1,500; apply via MOTAC-licensed agent. State minimum for foreigners may be higher than RM600,000. | Participating fee RM3,000; renewal RM3,000; apply via MOTAC-licensed agent. | Participating fee RM200,000 (none for dependants); renewal RM5,000; processing fee RM5,000 principal / RM2,500 per dependant shown; business and employment permitted; foreign domestic helper allowed as dependant. | Participating fee RM1,000 (none for dependants); renewal RM300. No business or employment allowed. Forest City, Johor is the zone named in current guidance. |
Apply through Jason
Apply for MM2H through me
Whichever category you choose, Silver, Gold, Platinum, SEZ/SFZ, Sarawak or Sabah, start here. I check the category fits you, coordinate the application with a MOTAC-licensed MM2H agent and help you buy the home the programme requires.
1. Send me your details
Fill in the form below. It opens WhatsApp with your answers, so nothing is stored on this site.
2. We match you to a category
Your age, the deposit you can place and your family decide which category fits. I also check the state minimum price for the area you want.
3. The application is filed
New MM2H applications are submitted through a MOTAC-licensed MM2H agent. I coordinate this with a licensed agent for you, so you have one person to talk to.
4. After approval
You place the fixed deposit in a Malaysian bank, do the medical check at a panel clinic, and your pass is endorsed in your passport.
5. You buy the home
I shortlist homes that meet both the MM2H and the state minimum, and work with your lawyer on state consent. For SEZ/SFZ the home must be bought directly from the developer, so there my help is on the application and the choice, not the sale.
MM2H enquiry
Takes a minute. Your answers go to me on WhatsApp.
The category check is a first guide only. MOTAC and the Immigration Department decide every application.
Paperwork
Documents you will usually need
- Passport copy, all pages, valid long enough for the pass
- Recent passport photos
- Certificate of good conduct from your home country (reported as required since 2025)
- Proof of funds for the fixed deposit, such as recent bank statements
- Marriage and birth certificates for each dependant, translated into English or Malay and certified
- A statutory declaration for any child aged 21 to 34 (single and not working)
- After approval: the bank letter confirming the fixed deposit is under lien, a medical report from a panel clinic, and a stamped personal bond
- Health insurance: required at renewal; ask your licensed agent if it is needed earlier for your case
From the MOTAC MM2H Application Guidelines Booklet (May 2026) and the MOTAC terms for each category. Your licensed agent gives you the full checklist for your case.
The property part
How MM2H affects the home you buy
- Buying a home is compulsory for Silver, Gold, Platinum and SEZ/SFZ participants after approval; the MM2H minimum is RM600,000, RM1 million or RM2 million depending on tier.
- The MM2H home cannot be sold for 10 years, though participants may upgrade to a more expensive home.
- Up to half of the fixed deposit can be released after approval to help fund the home purchase.
- MM2H does not replace state rules: foreign buyers still need state consent and must meet the state's foreign-buyer minimum, so the effective floor is whichever is higher (e.g. RM1 million in Kuala Lumpur and Johor, RM2 million in Selangor zones 1-2).
- Penang: standard foreign minimums are RM1 million for strata and RM3 million for landed on the island, RM500,000 for strata on the mainland; one Penang agency reports a RM500,000 floor for existing MM2H holders – verify with the Penang land office before relying on it.
- SEZ/SFZ participants buy in the zone (Forest City, Johor) directly from the developer; the price follows Johor/SEZ policy rather than a MOTAC figure.
- Stamp duty on residential transfers to non-citizens (except Malaysian PRs) is a flat 8% from 1 Jan 2026, up from 4%; Budget 2026 papers make no MM2H exception.
- RPGT for non-citizen sellers is 30% within five years and 10% from year six; with the 10-year MM2H lock-in, a sale would normally fall in the 10% band.
- Sarawak S-MM2H does not require a property purchase (agency source); Sabah's scheme reportedly limits Silver and Gold buyers to high-rise homes.
See Can a foreigner buy it? for the state minimum prices, and foreigners buying property in Malaysia for the steps.
State programmes
Sarawak, Sabah and the Johor zone
Sarawak S-MM2H (state-run)
- Minimum age 30 (IMI Daily, Nov 2024).
- Fixed deposit RM500,000 from 1 Jan 2025, replacing the older RM150,000 single / RM300,000 couple level.
- 5-year pass, renewable once for 5 more; at least 30 days a year in Sarawak.
- One-off RM5,000 state processing fee; agents must be Sarawak-owned and relicensed.
- Income test: reported as removed (IMI Daily) but an agency guide still lists RM10,000/month or RM100,000 liquid assets – unconfirmed.
- Property purchase reported as optional (RM500,000 minimum if bought) – agency source only.
Sabah MM2H (state-run)
- Official Sabah MM2H site (Silver, checked October 2026): age 25+, RM500,000 fixed deposit with a Sabah panel bank (up to 50% withdrawable after one year), income RM10,000 a month (RM15,000 with dependants), a high-rise home of at least RM600,000 in Sabah, 5+5-year pass, 30 days a year in Sabah, RM3,000 processing fee and RM1,500 renewal.
- Agency guide (Jun 2026): Silver RM500,000 deposit, Gold USD500,000, Platinum USD1 million; minimum age 25.
- Agency guide: 30 days a year in Sabah; Silver/Gold high-rise only (RM600,000 / RM1 million), Platinum RM2 million any type.
- Treat all Sabah figures as indicative until confirmed with the Sabah programme office.
Johor – federal MM2H SEZ/SFZ category (Forest City / JS-SEZ)
- A federal MOTAC category, not a separate Johor scheme; no standalone Johor MM2H programme was found.
- From age 21; USD65,000 deposit (21-49) or USD32,000 (50+); 10-year renewable pass.
- Home must be bought in the zone direct from the developer; price follows Johor state policy / SEZ development pricing; 10-year no-sale rule.
- MOTAC's SEZ/SFZ terms set no purchase deadline; Forest City's guidance (29 May 2026) says within 90 days of approval, RM500,000 minimum, developer units only.
- Elsewhere in Johor, the general foreign-buyer minimum is reported as RM1 million.
Still to confirm
Points the official pages do not settle
- Sale to another MM2H participant during the 10-year lock-in: not addressed on mm2h.gov.my or in the MOTAC terms; only 'upgrading' to a higher-value home is mentioned. Not verified.
- Processing fee of RM5,000 (principal) and RM2,500 (per dependant): the official overview shows it under Platinum only; an agency guide (Bratu Capital) applies it to all tiers.
- SEZ/SFZ minimum stay: the SEZ terms PDF states 90 days a year, while the portal overview says applicants aged 50+ have no minimum stay.
- SEZ/SFZ purchase deadline and minimum price: MOTAC's SEZ/SFZ terms set no deadline and link the price to Johor state policy. Forest City's own guidance (29 May 2026) says RM500,000 for its developer units, bought within 90 days of approval. Confirm the figure for your unit before you book.
- Purchase deadline for Silver/Gold/Platinum: an agency guide says within one year of visa endorsement and another agency reports a 6/9/12-month warning sequence (Aug 2026); no official page states the deadline.
Confirm these with your licensed MM2H agent and your lawyer before you commit to a purchase.
Straight answers
Frequently asked questions
Can I apply for MM2H through you?
Yes. Send me your details with the MM2H enquiry form on this page or on WhatsApp. New applications are submitted through a MOTAC-licensed MM2H agent; I coordinate that with a licensed agent for you and help you buy the home the programme requires. For SEZ/SFZ, the home must be bought directly from the developer.
Can Indian and Indonesian citizens apply for MM2H?
The published federal criteria set age, deposit, property, medical and insurance requirements but list no nationality-based tiers. Applications must go through a MOTAC-licensed MM2H agent, and since 2025 applicants are reported to need a certificate of good conduct from their home country. Malaysia may still refuse or revoke a pass at its discretion.
Does an MM2H pass let me buy below the usual minimum price for foreigners?
Generally, no. You must meet your MM2H tier minimum (RM600,000, RM1 million or RM2 million) and also the state's minimum for foreign buyers, plus obtain state consent. In Kuala Lumpur or Johor that state minimum is reported as RM1 million, so a Silver participant would still need to spend at least RM1 million there. Penang may treat MM2H holders differently; check with the land office.
Can I use my fixed deposit to pay for the property, and when can I sell?
After approval you may withdraw up to half of the deposit's principal for a home, education, medical costs or tourism in Malaysia. The home you buy cannot be sold for 10 years, but you can move up to a more expensive home. The official pages do not say whether a sale to another MM2H participant is allowed within the 10 years.
What taxes apply when a foreign MM2H participant buys or sells?
From 1 January 2026, stamp duty on the transfer of a residential home to a non-citizen who is not a Malaysian permanent resident is a flat 8%. When you sell, real property gains tax for non-citizens is 30% within five years of purchase and 10% from the sixth year onwards. Legal fees and state consent fees are extra.
Apakah saya wajib tinggal di Malaysia setiap tahun dan apakah MM2H memberi kewarganegaraan?
Peserta berusia 25 hingga 49 tahun harus berada di Malaysia minimal 90 hari (kumulatif) per tahun; hari tinggal tanggungan juga dapat dihitung. Peserta berusia 50 tahun ke atas tidak memiliki syarat minimum tinggal. MM2H adalah izin tinggal jangka panjang yang dapat diperpanjang, bukan kewarganegaraan, dan menurut Menteri Pariwisata, program ini tidak memberikan kewarganegaraan.
新加坡-柔佛经济特区（SEZ/SFZ）类别与普通MM2H有何不同？
SEZ/SFZ类别的申请年龄从21岁起，定期存款为21至49岁者65,000美元、50岁及以上者32,000美元，签证为期10年并可续签。申请人获批后须在特区内（报道指柔佛森林城市）直接向发展商购屋，价格依照柔佛州政策或特区项目定价，且10年内不得出售。购屋期限有报道称一年内，也有代理称90天内，请向持牌代理确认。
Sources (checked October 2026): Alter Domus (MM2H agent) – New MM2H requirements; Bratu Capital – MM2H requirements 2026 (agency guide); Bratu Capital – Sarawak S-MM2H requirements 2026 (agency guide); IMI Daily – Malaysia approves nearly 6,000 MM2H applicants, due diligence reforms; IMI Daily – Sarawak raises MM2H investment threshold to RM500,000; LHDN (Inland Revenue Board) – RPGT rates; MM2H Insider – Sabah-MM2H complete guide (agency guide); MM2H portal (MOTAC) – Category Overview; MM2H portal (MOTAC) – Guidelines; MM2H portal (MOTAC) – Platinum; MM2HVisa.net – Latest updates (agency page); MOTAC – Terms and Regulations for New Participants under MM2H (PDF); MOTAC – Terms and Regulations under SEZ/SFZ Category (PDF); MOTAC press release – MM2H gateway for Singaporeans; Malay Mail – Cheapest route to an MM2H visa package; Ministry of Finance – Budget 2026 tax measures (PDF); Penang Property Angel – What a foreign purchaser needs to know (agency); PropCashflow – Minimum property price for foreigners by state; Sarawak MTCP – S-MM2H programme document; Sarawak Tourism – S-MM2H FAQs; iProperty – MOT stamp duty Malaysia 2026; MOTAC – MM2H Application Guidelines Booklet (PDF, May 2026); Forest City – SFZ MM2H guidance (developer release, 29 May 2026); Sabah Tourism – Sabah MM2H Silver (official). General information, not immigration, legal or tax advice.
Video
Watch Jason explain
From the Smart Asset with Jason YouTube channel.
MM2H Malaysia 2026: what they don’t tell you
A common MM2H misconception
Planning MM2H and a home together?
Tell me your tier, the state you prefer and your budget. I will shortlist homes that meet both the MM2H and the state minimums.