Foreign & MM2H buyers
What you may buy in Penang, and what the state adds
Penang sets its own minimum prices and they differ island to mainland. Run your case below before you view anything — it takes about thirty seconds and it has saved a lot of people a lost deposit.
Foreign & MM2H purchase check
Penang sets its own minimum prices, and they differ between the island and the mainland. Put your case in and see where you stand before you view anything.
The rules, in full
Penang’s thresholds
Two questions decide your floor: island or mainland, strata or landed.
| Where | Property type | Minimum price | In practice |
|---|---|---|---|
| Penang island | Strata (condominium, apartment) | RM1,000,000 | Covers most of what foreign buyers want — the seafront blocks at Tanjung Tokong, Tanjung Bungah and Gurney |
| Penang island | Landed (terrace, semi-D, bungalow) | RM3,000,000 | Rules out most island landed stock, including the pre-war terraces in Pulau Tikus |
| Seberang Perai | Strata or landed | RM500,000 | Why the mainland and Batu Kawan are worth a serious look |
What the state adds on top
State Authority consent
Every foreign acquisition needs it, applied for through the land office. Penang runs roughly two to four months, and the completion period does not start to run until consent is in hand.
A 3% state levy
Charged on the purchase price of a foreign acquisition. On RM1.2 million that is RM36,000.
Flat 8% stamp duty
From 1 January 2026 a non-citizen who is not a permanent resident pays a flat 8% on the transfer instead of the 1/2/3/4% tiers. On RM1.2 million that is RM96,000 rather than RM32,000.
RPGT on the way out
A non-citizen pays 30% on the gain if disposing within five years and 10% from year six, against nil from year six for citizens. Plan the holding period accordingly.
MM2H, 2026 programme
The tier floors sit on top of the state floor
Both apply, and the higher one governs.
| Tier | Property floor | Fixed deposit | Visa | On Penang island (strata) |
|---|---|---|---|---|
| Silver | RM600,000 | USD 150,000 | 5 years | State floor of RM1m governs |
| Gold | RM1,000,000 | USD 500,000 | 15 years | Both are RM1m — same threshold |
| Platinum | RM2,000,000 | USD 1,000,000 | 20 years | Tier floor of RM2m governs |
Participants must complete the purchase within one year of visa endorsement and cannot dispose of the property for ten years. On the mainland, a Silver participant’s RM600,000 requirement is the higher of the two and becomes the real threshold.
Worked example
A RM1.2 million condominium at Tanjung Tokong
British buyer, no PR, no MM2H, with a RM840,000 loan.
| Line | Amount | Basis |
|---|---|---|
| Eligibility | Clears | RM1.2m is above the RM1m island strata floor |
| Transfer stamp duty | RM96,000 | Flat 8% for a non-citizen |
| State levy | RM36,000 | 3% of the purchase price |
| Loan agreement duty | RM4,200 | 0.5% of RM840,000 |
| Duty and levy total | RM136,200 | Before legal fees, valuation and disbursements |
| Timetable | ≈6 months | Consent adds roughly three months before completion starts |
Kelawei Realty
We will put your position in writing before you fly
Send us your nationality, your residency status and the budget. You will get back a written note of exactly which of our stock you may buy and what the total cost looks like.