Foreigners buying property in Johor: rules, costs and the levy
· Malaysia Home Finder
中文重点摘要
- 柔佛外国人购房一般最低价为 RM1,000,000；部分地区（如国际区内的有地房产）有资料称门槛更高，个别项目经州政府特别批准可低于 RM1,000,000。须逐个项目向律师确认。
- 每宗外国人购房都需州政府批准。自 2025 年 7 月 1 日起，柔佛住宅批准费为成交价（二手为估价或成交价）的 3%，最低 RM30,000；低于 RM1,000,000 的服务式公寓最低 RM50,000。
- 自 2026 年 1 月 1 日起，非公民（非永久居民）购买住宅的转让印花税为固定 8%（之前为 4%）。
- 外国人贷款成数常见约 60–70%，视银行而定；出售时须缴 RPGT：首 5 年 30%，第 6 年起 10%，买方须扣留 7% 交给税务局。
- 低于 RM1,000,000 的单位日后可能只能转售给马来西亚人，购买前要想清楚退出方式。
Yes, foreigners can buy property in Johor. The usual minimum is RM1 million for both strata and landed property, and every purchase needs consent from the state authority. Some projects have developer allocations for foreign buyers from about RM400K, for new purchases from the developer only; on resale, a foreign buyer needs RM1 million by government valuation. This guide covers what you can buy, what it costs, and the order things happen in.可以，外国人能在柔佛买房。一般最低价是公寓及有地房产均为100万令吉，而且每一宗购买都需要州政府批准。部分项目设有外国买家配额，从约40万令吉起，仅限向发展商购买新房；二手房方面，外国买家须按政府估价达到100万令吉。本指南说明你能买什么、要付多少、以及流程顺序。
Last checked: 14 Oct 2026.最后核对：2026年10月14日。
What foreigners can and cannot buy
Under federal guidelines and Johor state policy, foreigners generally cannot buy Bumiputera lots, Malay Reserve land, or low-cost and low-medium-cost housing. Every purchase also needs the Johor state authority’s consent. Beyond that, the main limit is price.
Buying as a foreigner?外国买家？
Tell us your budget. We send the projects and units that meet the foreigner minimum.告诉我们预算，我们发给您符合外国人门槛的项目与单位。
Minimum purchase price in Johor
Johor’s general minimum price for foreign buyers of residential property is RM1,000,000. Reports in 2026 still describe RM1 million as the floor. There are important details:
- Landed homes. The same RM1,000,000 minimum applies to landed homes, with state consent. WhatsApp us to check a specific project.
- Special zones. Medini in Iskandar Puteri has historically had no state minimum, and Forest City has its own lower figure (commonly cited as RM500,000). Industry sources say the Medini position has been tightened over time.
- Project approvals. Some developers get state approval to sell units below RM1 million to foreigners, and many new launches in JB city set their own foreigner minimum, often somewhere between RM500,000 and RM1 million. This is set by state approval for each project, so confirm it for the exact project and unit.
One warning: if you buy a unit under RM1 million with a special approval, you may only be able to resell it to Malaysians later, because a foreign buyer would face the RM1 million floor. The New Straits Times reported this “resale wall” in April 2026. Think about your exit before you buy.
Some projects are open to foreign buyers below RM1 million. We explain how that works in can foreigners buy below RM1 million in Johor Bahru, and you can browse the projects currently open to foreign buyers.部分项目开放给100万令吉以下的外国买家。详见外国人能在新山以100万令吉以下买房吗，也可以浏览目前开放给外国买家的项目。
State consent and the Johor levy (approval fee)
Johor charges foreign buyers an approval fee, commonly called the foreigner levy, under the National Land Code. New rates took effect on 1 July 2025 (PTG Johor Circular No. 3 of 2025):
| Type of purchase (residential) | Before 1 July 2025 | From 1 July 2025 |
|---|---|---|
| From developer | 2% of price or RM20,000, whichever higher | 3% of the stamped price, minimum RM30,000 |
| Subsale | 2% of JPPH valuation or RM20,000, whichever higher | 3% of JPPH valuation or stamped price, minimum RM30,000 |
| Serviced apartment below RM1 million (commercial title, from developer) | 2% or RM20,000 | 3%, minimum RM50,000 (subject to state approval) |
| Gift to close family | 2% of JPPH valuation, min RM20,000 | Unchanged |
| Application fee | – | RM2,000 per title |
Commercial-title units such as serviced apartments follow the commercial rates (3%, minimum RM30,000) unless they fall in the special RM50,000 case. Consent usually takes one to a few months, and the SPA is normally conditional on getting it.
Stamp duty for foreigners
From 1 January 2026, a non-citizen who is not a Malaysian permanent resident (and a foreign company) pays a flat 8% stamp duty on the transfer of residential property, on the price or market value, whichever is higher. Before that, the flat rate was 4% (from 1 January 2024). Budget 2026 (10 October 2025) proposed raising the rate from 4% to 8% for residential property, and the Finance Act 2025 (Act 874), gazetted on 31 December 2025, made it law. Lawyers have flagged that it was not fully clear how the change applies to transfers stamped after 1 January 2026 under SPAs signed before then, so if you are in that position, ask your lawyer.
The loan agreement is stamped at 0.5% of the loan. Malaysian first-home exemptions do not apply to foreigners.
Example: costs for a RM1,000,000 subsale condo
| Item | Foreign buyer (RM) | Malaysian buyer, for comparison (RM) |
|---|---|---|
| MOT stamp duty | 80,000 (8%) | 24,000 (scale) |
| Johor approval fee | 30,000 (3%) + 2,000 application fee | 0 |
| SPA legal fee + 8% SST | 12,150 | 12,150 |
| Loan legal fee (RM600,000 loan) + 8% SST | 7,830 | 7,830 |
| Loan stamp duty (0.5%) | 3,000 | 3,000 |
| Land office registration fee (Johor, from 1 July 2025) | 4,500 | 4,500 |
| Total before deposit and disbursements | 139,480 | 51,480 |
With a 60% loan, you would also need RM400,000 of your own money towards the price. In short, a foreign buyer should plan for buying costs of roughly 14% of the price or more on top of the down payment, compared with about 5% for a Malaysian.
For three worked examples at different price points, see our foreign buyer cost examples.三个不同价位的计算示例，请看我们的外国买家费用示例。
Loans for Singaporeans and other foreigners
Some Malaysian banks lend to foreigners for property in Johor. Margins are lower than for Malaysians: commonly around 60% to 70%, and some lenders quote up to 80% for MM2H holders. Policies vary by bank, nationality and income, so get a written offer early. Expect to provide your passport, recent payslips, income tax notices (for Singaporeans, IRAS Notice of Assessment), CPF statement, bank statements and the SPA. The loan is usually in ringgit, so your repayments move with the exchange rate.
Singaporean HDB owners: HDB does not allow owners to buy private residential property, locally or overseas, during the Minimum Occupation Period. Check your MOP before signing anything in Johor. CPF savings generally cannot be used for overseas property.
Selling later: RPGT
| Year of sale after purchase | Non-citizen (non-PR) | Malaysian citizen |
|---|---|---|
| Years 1–3 | 30% | 30% |
| Year 4 | 30% | 20% |
| Year 5 | 30% | 15% |
| Year 6 onwards | 10% | 0% |
When you sell, your buyer must hold back 7% of the price (3% if the seller is a Malaysian citizen) and pay it to LHDN within 60 days as a deposit against your tax. Any excess is refunded after your RPGT return is assessed.
MM2H in brief
Malaysia My Second Home (MM2H) is a long-stay visa. Since 2024 it has Silver, Gold and Platinum tiers, each with a fixed deposit (from US$150,000) and a required property purchase (from RM600,000 for Silver), plus a 10-year bar on selling that property except to upgrade. There is also a Special Economic or Financial Zone route; in Johor this links to zones such as Forest City. When both MM2H and Johor set a minimum price, the higher one applies. Confirm current terms with a licensed MM2H agent.
Steps for a foreign buyer
- Check the foreigner minimum price and quota for the exact project or unit, in writing.
- Speak to a bank about a loan and get a lawyer before paying any deposit.
- Sign the offer or booking and pay the deposit (receipts for everything).
- Sign the SPA, usually conditional on state consent, and pay the 10% deposit and stamp duty.
- Your lawyer applies for state consent; you pay the approval fee.
- Sign the loan agreement; the bank releases the loan on completion (or in stages for new launches).
- Complete, collect keys and keep all documents safe for when you sell.
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.
The full timeline is in how foreigners buy a new launch in Johor Bahru. If you are weighing it up first, start with is buying in JB right for you.完整时间表见外国人在新山买新盘：流程与时间表。如果你还在考虑，可以先看在新山买房适合你吗。
Frequently asked questions常见问题
Can foreigners buy property in Johor?外国人可以在柔佛买房吗？
Yes, with state consent. The usual minimum is RM1 million for both strata and landed property.可以，但须获得州政府批准。一般最低价是公寓及有地房产均为100万令吉。
Can a foreigner buy below RM1 million?外国人可以买100万令吉以下的房子吗？
At some projects, yes. Some developers have allocations for foreign buyers from about RM400K. These apply to new purchases from the developer only, and they go project by project. On resale, a foreign buyer needs RM1 million by government valuation. Check before you commit.在部分项目可以。部分发展商设有外国买家配额，从约40万令吉起。这只适用于向发展商购买的新房，而且是一个项目一个项目来的。二手房方面，外国买家须按政府估价达到100万令吉。决定前请先查核。
How long does state consent take?州政府批准需要多久？
Reported at one to three months. Ask your lawyer to make the sale and purchase agreement conditional on consent.据报需要一至三个月。请律师将买卖合约设为以获得州政府批准为条件。
Can a foreigner get a loan in Malaysia?外国人可以在马来西亚贷款吗？
Yes, though the margin is usually lower than for a Malaysian buyer. See our home loan guide.可以，但贷款成数通常低于本地买家。详见我们的房贷指南。
Does owning property let me live in Johor?买了房就能住在柔佛吗？
No. Owning a home gives no right of residence. Your stay depends on your passport and pass — see can I live in JB.不能。拥有房产不等于居留权。你能待多久取决于护照和准证——见买了房能住新山吗。
Sources: PTG Johor – Circular No. 3 of 2025 (foreign acquisition fees from 1 July 2025) · PwC Malaysian Tax Booklet – Stamp duty (8% for non-citizens from 1 Jan 2026) · Skrine – Proposed amendments to the Stamp Act (Nov 2025) · New Straits Times – Foreigners hit Johor property resale wall (Apr 2026) · Halim Hong & Quek – Johor legal and tax framework for foreign acquisitions · EdgeProp – Minimum purchase prices for foreign buyers (2017) · HASiL – RPGT rates · StashAway – RPGT and retention sum guide (Aug 2026) · Malaysian Bar – Circular 185/2023 (SRO 2023) · Loanstreet – Buying property in Malaysia as a foreigner · HDB – Acquiring private property · ASEAN Briefing – MM2H tiers (2024) · Mishu – MM2H in Johor
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