Seller guide · Pahang
Selling your property in Pahang
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 Pahang, 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.
Pahang rules
What applies to foreign buyers and sellers in Pahang
State rules as summarised on the Pahang property page; confirm the current position with your lawyer before you sign.
Minimum price, residential: RM1 million
Foreigners may buy residential property in Pahang only at RM1,000,000 or more (Bar Council table, as at October 2024).
Commercial property: not permitted
The same table lists commercial property in Pahang as not permitted for foreign buyers.
State EXCO approval and a levy
Every acquisition by a foreigner needs approval from the state executive council, and a levy is payable. The table does not publish the levy amount; your lawyer will quote it.
No EPU approval for homes at RM1 million or more
Residential purchases at RM1 million and above need only state consent, not Economic Planning Unit approval.
Land law: National Land Code
Pahang is a Peninsular state, so the National Land Code 1965 applies; foreign acquisitions are governed by its Part 33A.
Land closed to foreigners
Malay reserve land, units allocated to Bumiputera buyers, and low-cost and low-medium-cost homes cannot be bought by foreigners.
Price evidence
What units sell for in Pahang
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.
| Project | Figure | Source and date |
|---|---|---|
| Geo38 Residence | No sales recorded last 48 months | EdgeProp, viewed Oct 2026 |
| Imperium Residence | No median published last 48 months | PropertyGuru and iProperty, viewed Oct 2026 |
| Mahkota Valley | No sales recorded past 12 months | PropertyGuru, viewed Oct 2026 |
| The Quintet | RM438 psf · typical RM372–501 psf median, last 48 months | EdgeProp, viewed Oct 2026 |
| TimurBay Seafront Residence | RM759 psf · typical RM681–808 psf median, last 48 months | EdgeProp, viewed Oct 2026 |
| Windmill Upon Hills | RM917 psf · typical RM857–963 psf median, last 48 months | EdgeProp, viewed Oct 2026 |
Transacted figures from EdgeProp, Brickz or NAPIC as cited on each project page.
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 Pahang?
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 Pahang?
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 Pahang rules for foreign buyers (Minimum price, residential: RM1 million) 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 Pahang 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.