Buyer guide · Pahang
Buying a subsale property in Pahang
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 6 Pahang 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 Pahang.
- 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.
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
Recorded and asking prices in Pahang
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 |
|---|---|---|
| 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.
| Project | Figure | Source and date |
|---|---|---|
| Geo38 Residence | RM400,000 – RM1.89m · about RM623–866 psf for sale | PropertyGuru listings, Oct 2026 |
| Imperium Residence | RM280,000 – RM680,000 · about RM560–1,161 psf for sale | PropertyGuru listings, Oct 2026 |
| Mahkota Valley | RM205,000 – RM245,000 · about RM424–507 psf for sale | PropertyGuru, Oct 2026 |
| The Quintet | RM429,000 – RM480,000 · about RM372–462 psf for sale | PropertyGuru listings, Jul–Aug 2026 |
| TimurBay Seafront Residence | RM225,000 (auction) – RM620,000 · about RM418–879 psf for sale | PropertyGuru listings, Oct 2026 |
| Windmill Upon Hills | RM200,000 – RM1.3m · about RM427–1,025 psf for sale | PropertyGuru listings, Oct 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 Pahang?
Yes, if the unit meets the Pahang minimum for foreign buyers (Minimum price, residential: 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 Pahang?
Send your budget, area and property type. I will reply with units that fit, recorded prices and a full cost estimate.