Buying your first home in Johor Bahru: what to know
· Malaysia Home Finder
中文重点摘要
- 马来西亚公民首次购买 RM500,000 以下住宅：买卖转让契（MOT）和贷款协议印花税全免，现行豁免适用于 2027 年 12 月 31 日前签署的买卖合约（SPA）。
- 2027 年财政预算案（2026 年 10 月 9 日提呈）建议：2027–2030 年签约、RM500,001–RM750,000 的首购房屋，首 RM500,000 全免、余额减半。仍属建议，须待立法生效，请向律师确认。
- 首套和第二套房贷款成数通常可达 90%；第三套房起国家银行规定最高 70%。还款能力（DSR）由各银行自定。
- 新房（新盘）与二手房（subsale）在付款方式、费用和风险上不同；签任何文件前先请律师过目。
A first-time buyer in Malaysia is someone who has never owned a residential property, and that status decides whether you qualify for the stamp duty exemption on your first home. This guide covers who qualifies, what the exemption covers, and the order the costs fall.在马来西亚，首购族是指从未拥有过住宅房产的人，而这个身份决定你是否符合首套房印花税豁免的资格。本指南说明谁符合资格、豁免涵盖什么，以及各项费用出现的顺序。
Last checked: 14 Oct 2026.最后核对：2026年10月14日。
Who can buy, and who counts as a “first-time buyer”?
Any Malaysian adult can buy residential property in Johor. A few kinds of property have extra conditions: Bumiputera lots are reserved for Bumiputera buyers, Malay Reserve land can only go to Malays, and state affordable housing schemes have their own income and residency criteria. Your agent and lawyer should tell you early if a unit falls into any of these groups.
For the stamp duty exemption, a “first-time buyer” generally means a Malaysian citizen who has never owned a residential property before. Your lawyer will usually ask you to sign a declaration confirming this. If you are buying jointly, check with your lawyer how the rules apply to each co-buyer.
Not sure what fits your budget?不确定哪个适合您的预算？
Tell us your budget and plan. We send a JB shortlist with floor plans and price bands.告诉我们预算和计划，我们发给您新山精选项目、平面图与价格范围。
Stamp duty exemption for first homes
Stamp duty is a government tax on two documents: the Memorandum of Transfer (MOT), which moves the title to you, and the loan agreement with your bank. Normally these cost a fair amount (see the table below). First-time buyers can get relief.
What applies today
Under the Stamp Duty (Exemption) Orders 2021, a Malaysian citizen buying a first residential home with a value of up to RM500,000 pays no stamp duty on the MOT or on the loan agreement. Budget 2026 extended this, and the extension was gazetted in December 2025, so it now covers sale and purchase agreements (SPAs) signed up to 31 December 2027. If the home is above RM500,000, the current orders give no relief at all.
What Budget 2027 proposes
On 9 October 2026, Budget 2027 proposed a new first-home exemption for SPAs signed from 1 January 2027 to 31 December 2030: a full exemption for homes up to RM500,000, and for homes priced above RM500,000 up to RM750,000, a full exemption on the first RM500,000 plus a 50% exemption on the rest. This is a proposal. It only applies once the law or exemption order is passed and gazetted, and the exact conditions are not yet published. If you plan to sign an SPA for a home between RM500,000 and RM750,000 in 2027, ask your lawyer whether the new order is in force before you count on the saving.
| Property value band | Normal MOT stamp duty rate | First-time buyer (current rules) |
|---|---|---|
| First RM100,000 | 1% | Exempt if total value ≤ RM500,000 |
| RM100,001 – RM500,000 | 2% | Exempt if total value ≤ RM500,000 |
| RM500,001 – RM1,000,000 | 3% | Not exempt today; Budget 2027 proposes partial relief up to RM750,000 from 2027 |
| Above RM1,000,000 | 4% | Not exempt |
| Loan agreement | 0.5% of loan amount | Exempt if property value ≤ RM500,000 |
Example: a RM450,000 first home with a RM405,000 loan would normally carry RM8,000 MOT stamp duty and RM2,025 loan stamp duty. An eligible first-time buyer pays neither.
Loan basics
Margin of financing
The margin of financing is the share of the price the bank lends. For your first and second housing loans, many banks offer up to 90%, so you pay at least 10% yourself. Bank Negara Malaysia caps the third and later housing loans at 70%. The bank may lend less than 90% if its valuation comes in below the price, or if your profile is weaker. Bank Negara also limits housing loan tenure to a maximum of 35 years, and banks usually set an age limit for when the loan must end.
Budget 2027 also proposes up to RM20 billion of guarantees under the Housing Credit Guarantee Scheme (SJKP), aimed mainly at first-time buyers without fixed income, such as the self-employed. Ask your banker whether you qualify once details are out.
Debt service ratio (DSR)
DSR is your total monthly debt repayments (including the new home loan) divided by your monthly income. Bank Negara asks banks to use a prudent DSR, but there is no single official limit. Each bank sets its own threshold, often based on net income. Paying down car loans or credit card balances before you apply can make a real difference.
Documents banks usually ask for
- MyKad (copy of IC)
- Salaried: latest payslips (often 3–6 months), EPF statement, employment letter, recent bank statements, and your latest income tax form (EA/BE)
- Self-employed: business registration, tax returns, company and personal bank statements (often 6–12 months)
- The booking form or SPA, and any existing loan statements
Banks also check your credit record (CCRIS). Get a loan pre-approval before you commit to a unit, so you know your real budget.
New launch vs resale: which suits you?
| New launch (from developer) | Resale / subsale (from an owner) | |
|---|---|---|
| What you see | Show unit and plans; the real unit comes later | The actual unit, building and neighbours |
| Payment | Progressive: bank pays in stages as construction moves | Full loan released on completion, usually within a few months |
| Move-in | After completion, often years away | Usually within a few months of signing |
| SPA | Statutory form under the Housing Development Act; you get late-delivery compensation and a 24-month defect liability period | Contract negotiated by both sides’ lawyers |
| Costs | Some developers cover certain legal fees; check in writing what is included | You pay your own legal fees, stamp duty, valuation and adjustments |
| Main risk | Delays or, in rare cases, abandoned projects | Hidden defects; check the unit and title carefully |
Neither is better for everyone. A new launch spreads your payments out, while a resale lets you see exactly what you are buying and move in sooner.
Booking and SPA steps
- Check your budget with a bank or loan pre-approval.
- View and choose the unit. For resale, look at the title type (freehold or leasehold), any restrictions, and the maintenance and sinking fund charges.
- Offer or booking. For resale, you usually pay an earnest deposit (often 2–3%) with a signed offer letter. For new launches in Peninsular Malaysia, the Housing Development Regulations say a developer may not collect money outside the statutory payment schedule, so ask questions if you are asked for a large “booking fee”. Get a receipt for every payment.
- Apply for the loan straight away. Many offers give only a few weeks to sign the SPA.
- Sign the SPA and pay the balance to make up 10% of the price. Your lawyer handles stamping and, for resale, the title transfer.
- Sign the loan agreement, then the bank releases the loan (in stages for new launches, or in one go on completion for resale).
- Get your keys and inspect the unit. Report defects in writing.
Common mistakes to avoid
- Signing an offer or booking form before your loan is likely to be approved.
- Forgetting the cash you need on top of the 10%: legal fees, valuation, stamp duty if you are not exempt, and moving costs.
- Assuming the first-home exemption applies automatically. It depends on the price, your citizenship, your ownership history and the SPA date.
- Counting on a Budget proposal before it is law.
- Taking on new car or personal loans while your home loan is being processed, which can push your DSR over the limit.
- Not reading the SPA, especially completion dates and what happens if payments are late.
Buying your first home should feel exciting, not heavy. Take it step by step, ask questions, and get every promise in writing.
This guide is general information, not legal or financial advice. Confirm the latest rules with your lawyer or banker.
Have a question about a specific home or your budget? WhatsApp Malaysia Home Finder and we will help you work through it.
Frequently asked questions常见问题
Who counts as a first-time buyer?谁算是首购族？
Generally, a Malaysian citizen who has never owned a residential property before. Your lawyer will usually ask you to sign a declaration confirming this.一般是指从未拥有过住宅房产的马来西亚公民。律师通常会请你签一份声明来确认。
Is a first home above RM500,000 exempt from stamp duty?RM500,000以上的首套房可以免印花税吗？
Not under the current orders, which cover first homes up to RM500,000 for SPAs signed up to 31 December 2027. Budget 2027 proposes partial relief up to RM750,000 from 2027, but it is only a proposal until it is gazetted, so ask your lawyer before you count on it.现行豁免令不涵盖，现行豁免只适用于RM500,000以下、2027年12月31日前签署买卖合约的首套房。2027年财政预算案建议从2027年起对RM750,000以下的房子给予部分豁免，但在宪报公布前仍只是建议，计算之前请先问律师。
How much will the bank lend on my first home?首套房银行能贷多少？
For a first or second housing loan, many banks offer up to 90%, so you pay at least 10% yourself. The bank may lend less if its valuation comes in below the price or your profile is weaker. Get a loan pre-approval before you commit to a unit.第一和第二笔房贷，很多银行可贷到90%，所以你至少要自付10%。如果银行估价低于买价，或你的条件较弱，银行可能贷得更少。决定单位之前，先拿到贷款预批。
Sources: Skrine – Five stamp duty exemption orders extended (Jan 2026) · The Star – Budget 2027 stamp duty exemptions for first-time homebuyers (9 Oct 2026) · Malay Mail – Budget 2026 housing measures (10 Oct 2025) · PwC Malaysian Tax Booklet – Stamp duty · Bank Negara Malaysia – 70% LTV for third housing loan (2010) · Bank Negara Malaysia – Maximum 35-year financing tenure (2013) · EdgeProp – Debt service ratio guide · Malaysian Bar – Circular 185/2023 (Solicitors' Remuneration Order 2023) · EdgeProp – Booking fees and the law (May 2026) · EdgeProp – Defect liability period overview
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