PropertyLife: Expert Guidance for Buyers, Sellers, & Investors in Malaysia

Welcome to PropertyLife, your trusted resource for achieving your property ownership and investment goals in Malaysia. Whether you’re a buyer, seller, or investor, we provide expert guidance to help you navigate the Malaysian property market with ease and confidence.

Guidelines for Foreigners Buying Property in Malaysia

Foreigners are welcome to invest in Malaysian property, but there are specific guidelines to follow. Firstly, foreigners can only purchase properties above a certain price threshold, which varies by state. For example, in Kuala Lumpur, the minimum purchase price for foreigners is RM1 million. This ensures that foreign investment is directed towards higher-end properties, thus maintaining affordable housing for locals.

Additionally, foreigners are generally restricted from buying properties on Malay Reserve Land and low-cost units. However, there are no restrictions on purchasing properties like condos, apartments, and commercial units above the specified price threshold.

Foreigners Minimum Purchase Price in Malaysia

Understanding the minimum purchase price for foreigners is crucial when planning to invest in Malaysian real estate. Here are the minimum prices in some key states:

  • Kuala Lumpur: RM1 million
  • Selangor: RM2 million (landed property), RM1 million (strata property)
  • Johor: RM1 million
  • Penang: RM1 million (island), RM500,000 (mainland)

These thresholds ensure that foreign investment contributes to the luxury and higher-end property market, balancing affordability for local residents.

The Best Places to Live and Buy Property in Malaysia

Malaysia offers a variety of vibrant cities and serene locales, each with unique advantages for property buyers and investors. Here are some of the best places to consider:

Kuala Lumpur

As the capital city, Kuala Lumpur is a bustling metropolis with excellent infrastructure, amenities, and a cosmopolitan lifestyle. It’s ideal for those looking for urban living with access to top-notch services and entertainment.


Known for its rich heritage and vibrant culture, Penang offers a mix of modern and historical living. George Town, a UNESCO World Heritage Site, is particularly attractive to expats and retirees.

Johor Bahru

Close to Singapore, Johor Bahru is perfect for those who want proximity to the city-state without the high costs. It has seen significant development in recent years, making it a hotspot for investment.

Iskandar Malaysia

This economic corridor in Johor is rapidly growing and attracting international investors. It offers excellent opportunities for those looking to invest in large-scale projects and developments.


For a quieter lifestyle, Ipoh in Perak offers a slower pace of life with beautiful natural surroundings. It’s becoming increasingly popular with retirees and those seeking a more relaxed environment.

15 Property Types in Malaysia

Malaysia’s property market offers a diverse range of property types to suit different needs and preferences:

  1. Terrace Houses: Commonly found in suburban areas, these are typically two- or three-story homes.
  2. Semi-Detached Houses: These homes share one wall with a neighboring house and usually have more land.
  3. Detached Houses: Standalone houses with more privacy and space.
  4. Bungalows: Single-story detached houses, often with large gardens.
  5. Townhouses: Multi-story homes within a gated community, offering a blend of apartment and landed property features.
  6. Condominiums: High-rise residential buildings with various amenities like swimming pools, gyms, and security services.
  7. Apartments: Similar to condominiums but usually with fewer amenities and lower prices.
  8. Flats: Basic apartment units, often in older buildings.
  9. Serviced Residences: Fully furnished apartments with hotel-like services, ideal for short-term stays.
  10. SoHo (Small office/Home office): Units designed for both living and working.
  11. SoVo (Small office/Versatile office): Primarily office spaces with residential features.
  12. Retail Lots: Ground floor units in commercial buildings, suitable for businesses.
  13. Shop Offices: Multi-story buildings with retail or office space.
  14. Industrial Properties: Factories, warehouses, and other industrial buildings.
  15. Agricultural Land: Land designated for farming and other agricultural activities.

Property Launches vs. Property Sold

Understanding the difference between property launches and property sold is crucial for investors and buyers.

  • Property Launches: These are new developments that are introduced to the market. Developers often offer attractive early bird discounts and promotions during the launch phase. It’s an excellent opportunity to secure a property at a lower price.
  • Property Sold: This refers to properties that have already been purchased and are now part of the secondary market. Buying from the secondary market can be beneficial as you can see the property’s actual condition and the surrounding neighborhood. However, prices might be higher compared to newly launched properties.

Best Places to Live in Kuala Lumpur

Kuala Lumpur is a city of diverse neighborhoods, each offering unique lifestyles and amenities. Here are some of the best places to live:

Mont Kiara

Popular among expats, Mont Kiara offers upscale condos, international schools, and plenty of dining and shopping options. It’s ideal for those seeking a high standard of living.


Known for its trendy vibe, Bangsar has a mix of luxurious condos, semi-detached houses, and bungalows. It offers a vibrant nightlife, cafes, and shopping malls.


Living in the heart of the city, near the iconic Petronas Twin Towers, means being close to business hubs, upscale dining, and shopping. KLCC is perfect for professionals who prefer a cosmopolitan lifestyle.

Damansara Heights

This affluent suburb offers spacious homes and a serene environment, just a short drive from the city center. It’s ideal for families seeking a quiet yet convenient location.

Desa ParkCity

A family-friendly township with excellent facilities, including parks, schools, and a town center. It’s a great choice for those who want a balanced lifestyle with plenty of green spaces.

Real Property Gains Tax (RPGT) in Malaysia

Real Property Gains Tax (RPGT) is an important consideration for anyone involved in the Malaysian property market. It is a tax levied on the profit made from the sale of real property in Malaysia. Understanding RPGT can help you plan your investments better and minimize tax liabilities.

What is Real Property Gains Tax (RPGT)?

RPGT is a tax imposed on the gains derived from the disposal of real property in Malaysia. The tax applies to both individuals and companies, including foreigners, and is intended to curb speculative activities in the property market.

RPGT Rates in Malaysia

RPGT rates vary depending on the holding period of the property and the status of the seller (i.e., whether the seller is a Malaysian citizen, permanent resident, or foreigner). Here’s a detailed look at the RPGT rates:

For Malaysian Citizens and Permanent Residents:

  • Within 3 years of purchase: 30%
  • In the 4th year: 20%
  • In the 5th year: 15%
  • In the 6th year and beyond: 0%

For Companies Incorporated in Malaysia:

  • Within 3 years of purchase: 30%
  • In the 4th year: 20%
  • In the 5th year: 15%
  • In the 6th year and beyond: 10%

For Foreigners and Foreign Companies:

  • Within 5 years of purchase: 30%
  • In the 6th year and beyond: 10%

How RPGT is Calculated

RPGT is calculated based on the net gains from the sale of the property. The net gain is determined by subtracting the acquisition price and any allowable expenses from the disposal price. Allowable expenses include legal fees, stamp duty, and renovation costs.

Example Calculation:

  1. Disposal Price: RM 1,500,000
  2. Acquisition Price: RM 1,000,000
  3. Allowable Expenses: RM 50,000 Net Gain: RM 1,500,000 – (RM 1,000,000 + RM 50,000) = RM 450,000

If a Malaysian citizen sells the property in the 3rd year, the RPGT would be 30% of RM 450,000:

RPGT: 30% of RM 450,000 = RM 135,000

Exemptions and Reliefs

There are certain exemptions and reliefs available under RPGT:

  1. Private Residence Exemption: An individual is entitled to a once-in-a-lifetime exemption on the RPGT for the sale of a private residence.
  2. Transfer Between Family Members: Transfers between parents and children, husband and wife, and grandparents and grandchildren are exempt from RPGT.
  3. Inheritance: Properties acquired through inheritance are not subject to RPGT upon disposal.

Filing and Payment of RPGT

The seller is responsible for reporting the disposal and paying the RPGT. The process involves:

  1. Submission of RPGT Return Form: The seller must submit the RPGT Return Form (CKHT 1A) within 60 days from the date of disposal.
  2. Payment of RPGT: The RPGT must be paid within 60 days from the date of assessment.

Importance of RPGT

RPGT plays a crucial role in:

  • Curbing Speculation: High RPGT rates on short-term property sales discourage speculative buying and selling, promoting market stability.
  • Revenue Generation: RPGT contributes to government revenue, which can be used for public infrastructure and services.
  • Encouraging Long-Term Investment: By reducing the tax rate over time, RPGT encourages investors to hold properties for longer periods.

Strategies to Minimize RPGT

Investors can adopt several strategies to minimize RPGT liability:

  1. Long-Term Holding: Holding property for a longer period reduces the RPGT rate significantly.
  2. Utilizing Exemptions: Taking advantage of the private residence exemption or transferring property within the family can reduce or eliminate RPGT.
  3. Proper Record-Keeping: Keeping detailed records of all acquisition costs and allowable expenses can help accurately calculate net gains and reduce taxable amounts.

Understanding RPGT is crucial for planning your property investments and maximizing your returns.

Top Biggest Property Developers in Malaysia

Several top-tier developers dominate the Malaysian property market, known for their quality projects and reliability. Here are some of the biggest names:

Sime Darby Property

As one of the largest developers, Sime Darby Property is known for its diverse portfolio, including residential, commercial, and industrial properties.

SP Setia

SP Setia has built a reputation for creating sustainable communities with excellent amenities and green spaces. Their projects are highly sought after.

Sunway Property

Part of the Sunway Group, this developer is known for its integrated townships and mixed-use developments, offering a holistic living experience.

UEM Sunrise

Specializing in high-rise condos and luxurious homes, UEM Sunrise has several landmark projects in Kuala Lumpur and Iskandar Malaysia.

Mah Sing Group

With a focus on affordable yet stylish homes, Mah Sing Group caters to a wide range of buyers, from first-time homeowners to investors.

Mortgage Assurance in Malaysia: MRTA or MLTA

When you take out a mortgage to buy property in Malaysia, it’s important to consider mortgage assurance. This type of insurance helps protect your investment and your family in the event of unforeseen circumstances. The two main types of mortgage assurance in Malaysia are Mortgage Reducing Term Assurance (MRTA) and Mortgage Level Term Assurance (MLTA). Understanding the differences between these two options will help you make an informed decision.

What is Mortgage Assurance?

Mortgage assurance is a form of insurance designed to cover your outstanding mortgage balance if you pass away or become permanently disabled. This ensures that your family or beneficiaries will not be burdened with mortgage debt and can retain ownership of the property.

Mortgage Reducing Term Assurance (MRTA)

MRTA is a type of insurance where the coverage amount decreases over time, in line with your outstanding mortgage balance. Here are the key features of MRTA:

  1. Coverage Reduces Over Time: The sum assured decreases as you pay off your mortgage. This means that if you have paid off a significant portion of your mortgage, the insurance payout will be lower.
  2. Single Premium Payment: MRTA is often paid as a single premium at the beginning of the policy term, which can be included in your mortgage loan. This means you do not have to worry about ongoing premium payments.
  3. Lower Cost: Because the coverage amount decreases over time, MRTA tends to be cheaper than MLTA. It is a cost-effective option if you are looking for basic protection.
  4. Non-Transferable: MRTA is typically tied to a specific mortgage. If you refinance your mortgage or move to a new property, you will need to purchase a new MRTA policy.

Mortgage Level Term Assurance (MLTA)

MLTA provides a constant coverage amount throughout the policy term, regardless of your mortgage balance. Here are the key features of MLTA:

  1. Constant Coverage: The sum assured remains the same throughout the policy term. This means that your beneficiaries will receive the full coverage amount regardless of how much of the mortgage has been paid off.
  2. Regular Premium Payments: MLTA is usually paid through regular premium payments (monthly, quarterly, or annually). This can provide flexibility if you prefer not to pay a lump sum upfront.
  3. Higher Cost: Because the coverage amount does not decrease, MLTA premiums are generally higher than those for MRTA. However, the additional benefits and flexibility can justify the higher cost.
  4. Transferable: MLTA policies are not tied to a specific mortgage. You can transfer the policy to a new property or a refinanced mortgage, providing greater flexibility.
  5. Cash Value: Some MLTA policies have a savings or investment component, allowing you to build cash value over time. This can be a useful feature if you are looking for additional benefits beyond mortgage protection.

Comparing MRTA and MLTA

When choosing between MRTA and MLTA, consider the following factors:


  • MRTA: Generally more affordable with a single premium payment.
  • MLTA: Higher premiums but offers constant coverage and additional benefits.

Coverage Amount

  • MRTA: Decreases over time, aligned with your mortgage balance.
  • MLTA: Remains constant throughout the policy term.


  • MRTA: Non-transferable; tied to a specific mortgage.
  • MLTA: Transferable; can be used with multiple mortgages or properties.

Additional Benefits

  • MRTA: Basic mortgage protection.
  • MLTA: May include savings or investment components, and can offer additional financial benefits.

Who Should Choose MRTA?

MRTA is suitable for those who:

  • Are looking for a more affordable option with lower premiums.
  • Prefer to make a single premium payment.
  • Do not plan to refinance their mortgage or move to a new property.
  • Want basic mortgage protection without additional benefits.

Who Should Choose MLTA?

MLTA is suitable for those who:

  • Want constant coverage throughout the mortgage term.
  • Prefer the flexibility of transferring the policy to a new property or refinanced mortgage.
  • Are looking for additional benefits such as savings or investment components.
  • Are willing to pay higher premiums for comprehensive coverage.

Choosing between MRTA and MLTA depends on your financial goals, budget, and personal circumstances. MRTA offers a cost-effective solution with decreasing coverage, ideal for those seeking basic protection. MLTA, on the other hand, provides constant coverage, flexibility, and additional benefits, making it suitable for those who want more comprehensive protection and are willing to pay higher premiums.

Understanding the differences between MRTA and MLTA will help you make an informed decision and ensure that your mortgage is adequately protected, giving you and your family peace of mind.


Navigating the Malaysian property market can be complex, but with the right guidance and knowledge, it can be a rewarding experience. At PropertyLife, we’re here to help you make informed decisions, whether you’re buying, selling, or investing. From understanding the guidelines for foreigners buying property in Malaysia to exploring the best places to live and buy property, we’ve got you covered. Dive into the dynamic world of Malaysian real estate and let us help you achieve your property ownership and investment goals.

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