Can foreigners buy landed property in Malaysia?
Checked 21 October 2026 by Seann Siow, REN 34312. Sources are listed at the end of this page.
Short answer: Yes, in Johor, Kuala Lumpur, Melaka and Penang, from RM1 million (≈ US$250,000) in most places and RM3 million (≈ US$750,000) on Penang Island. Selangor is the exception: houses on their own title are closed to foreigners, and only landed strata homes are open, from RM1 million to RM2 million depending on the zone.
Where foreigners can buy a landed house
Each state sets its own rules. The price is only the first test: the house type and the title (its own title, or a strata title) decide whether a foreigner can buy it at all.
| Location | Can foreigners buy a landed house? | Minimum price | Key restrictions |
|---|---|---|---|
| Johor | Yes | RM1,000,000 (≈ US$250,000) | No single-storey or 1.5-storey terrace houses |
| Kuala Lumpur | Yes | RM1,000,000 (≈ US$250,000) | Subject to state approval and the title's conditions; from recent transactions; confirm with your lawyer |
| Selangor | No for houses on their own title; landed strata only | RM2,000,000 (≈ US$500,000) in Zones 1 and 2; RM1,000,000 in Zone 3 | Strata and landed strata only; from recent transactions; confirm with your lawyer |
| Melaka | Yes, with restrictions | Above RM1,000,000 (≈ US$250,000) | No single-storey or 1.5-storey terrace houses; no heritage zone; no sale or lease for 5 years |
| Penang Island | Yes, with restrictions | RM3,000,000 (≈ US$750,000), landed strata included | No low-cost or medium-cost houses; sell only after 3 years |
| Penang, Seberang Perai (mainland) | Yes, with restrictions | RM1,000,000 (≈ US$250,000) | Same as Penang Island |
| Langkawi (Kedah) | Yes | RM1,000,000 (≈ US$250,000) | From recent transactions; confirm with your lawyer |
Important: these figures come from each state's published guideline, the Malaysian Bar's circular of December 2024 and recent transactions I've handled. Rules change, so confirm the current policy for the exact house with the land office or a Malaysian conveyancing lawyer before you pay a booking fee.
Foreigners can buy landed houses in Johor
Johor's Land and Mines Office sets a minimum price of RM1 million (≈ US$250,000) for the homes foreigners may buy, both from a developer and on the secondary market.
| Property type | Can a foreigner buy it? |
|---|---|
| Two-storey terrace house | Yes |
| Two-storey cluster house | Yes |
| Two-storey semi-detached house | Yes |
| Two-storey bungalow | Yes |
| Single-storey terrace house | No |
| 1.5-storey terrace house | No |
What to know
- The minimum price is RM1 million.
- It applies to developer and secondary-market (sub-sale) purchases alike.
- Bumiputera units and Malay Reserved Land are closed to foreigners.
- State approval is needed before the purchase completes. The fee is 3% of the price or RM30,000, whichever is higher.
Example: a two-storey terrace house in Johor at RM1.5 million (≈ US$375,000) can qualify, subject to the title and state approval.
Kuala Lumpur: landed houses from RM1 million
Foreigners can buy landed homes in Kuala Lumpur from RM1 million (≈ US$250,000), the same minimum as for apartments, subject to state approval and the conditions on the title.
Types to look at: terrace houses, semi-detached houses and bungalows. Check the title, its restrictions in interest and any other conditions first.
Don't confuse Kuala Lumpur with Selangor. Many "KL" addresses, such as Petaling Jaya, Subang Jaya or Cheras on the Selangor side, are in Selangor, where houses on their own title are closed to foreigners.
Example: a bungalow in Kuala Lumpur at RM1.8 million (≈ US$450,000) can qualify, once the title and approvals are checked.
Selangor: houses on their own title are closed to foreigners
Selangor is the main exception. Foreigners can buy strata homes there, including landed strata houses, but not houses on their own (individual) title.
| Selangor zone | Districts | Minimum price |
|---|---|---|
| Zone 1 | Petaling, Gombak, Hulu Langat, Sepang and Klang | RM2,000,000 (≈ US$500,000) |
| Zone 2 | Kuala Selangor and Kuala Langat | RM2,000,000 (≈ US$500,000) |
| Zone 3 | Hulu Selangor and Sabak Bernam | RM1,000,000 (≈ US$250,000) |
| Property type | Can a foreigner buy it? |
|---|---|
| Terrace house on its own title | No |
| Bungalow on its own title | No |
| Landed strata house in a gated development | Yes, from the zone's minimum price |
| Condominium (strata title) | Yes, from the zone's minimum price |
A house can look landed but be strata. Many gated developments sell houses under a strata title. The title, not the look of the house, decides whether a foreigner can buy it, so check it before you view.
Melaka: some landed houses, with conditions
Melaka's Land and Mines Office lets foreigners buy landed homes, landed strata included, priced above RM1 million (≈ US$250,000).
Not open to foreigners
- Single-storey and 1.5-storey terrace houses
- Low-cost and low-medium-cost homes
- Units allocated to Malay buyers in a project, and Melaka Customary Land
- Property in the Melaka heritage zone
- Property sold by court order or public auction
Other conditions
- Foreigners may own up to 10% of the same house type in one project.
- Bungalow lots are capped at 8,000 sq ft and semi-detached lots at 5,000 sq ft.
- No transfer or lease for 5 years after registration.
- State approval fee: RM5,000 per unit plus 3% of the price, minimum RM30,000.
Example: a two-storey terrace house in Melaka at RM1.2 million (≈ US$300,000) can qualify, subject to the title and state approval.
Penang: the island and the mainland differ
Penang Island sets RM3 million (≈ US$750,000) for landed homes, landed strata included, and Seberang Perai on the mainland sets RM1 million (≈ US$250,000), under Penang's guideline updated 1 August 2024. Low-cost and medium-cost houses are closed to foreigners, and a foreign owner may sell only 3 years after the sale and purchase agreement.
| Location | Unsold developer stock, 2024 campaign only | Landed homes now |
|---|---|---|
| Penang Island | RM1,500,000 (≈ US$375,000) | RM3,000,000 (≈ US$750,000) |
| Seberang Perai | RM750,000 (≈ US$187,500) | RM1,000,000 (≈ US$250,000) |
The lower figures applied only to unsold developer stock under Penang's Home Ownership Campaign, for sale and purchase agreements signed from 1 January to 31 December 2024. Don't assume they apply in 2026.
Example: a sub-sale terrace house on Penang Island at RM1.5 million (≈ US$375,000) is below the RM3 million minimum, so a foreigner can't buy it.
Meeting the minimum price is not enough
Every foreign purchase needs the state authority's written approval first (National Land Code, section 433B), and from 1 January 2026 foreign buyers pay 8% stamp duty on the price or the market value, whichever is higher.
- Minimum price: does the house meet the current figure?
- House type: is this type open to foreigners in this state?
- Title: its own title, or strata?
- Restrictions: a Bumiputera unit, Malay Reserved Land or another closed category?
- State approval: what is needed, and how long does it take?
- Fees: which approval fees and levies apply?
- Contract: what happens to your booking fee or deposit if approval is refused?
Don't assume a refund. Ask your lawyer to write into the contract what happens to your money if the state refuses approval.
Looking for a landed home? I can tell you which landed projects are open to foreign buyers in your budget. Ask on WhatsApp →
Which location suits a foreign buyer looking for a house?
| Location | My view |
|---|---|
| Johor | Worth a look, especially two-storey terraces, semi-detached houses and bungalows from RM1 million. |
| Kuala Lumpur | Worth a look for landed homes from RM1 million. |
| Selangor | Look only at landed strata projects; houses on their own title are closed. |
| Melaka | Worth a look, within its house-type limits and 10% per project cap. |
| Penang Island | Possible, but the RM3 million minimum is the highest in Malaysia. |
| Seberang Perai | A lower RM1 million minimum than the island. |
If you want a house on its own title, start with Johor, Kuala Lumpur, Melaka and Penang. In Selangor, look for landed strata developments instead. For a real purchase, check the rules against the exact house's title, price, location and purchase route with the land office or a Malaysian conveyancing lawyer.
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Frequently asked questions
Can a foreigner buy a terrace house in Malaysia?
In some states. Johor and Melaka allow terrace houses of two storeys or more, but not single-storey or 1.5-storey ones, and Kuala Lumpur allows them from RM1 million. In Selangor, a terrace house on its own title is closed to foreigners.
Can foreigners buy landed property in Kuala Lumpur?
Yes, from RM1 million (≈ US$250,000), subject to state approval and the conditions on the title. This is based on recent transactions I've handled; confirm the exact house with your lawyer.
Can foreigners buy landed property in Selangor?
Not a house on its own title. Foreigners can buy landed strata houses and other strata homes, from RM2 million (≈ US$500,000) in Zones 1 and 2 and RM1 million in Zone 3.
Can foreigners buy landed property in Penang?
Yes, from RM3 million on Penang Island and RM1 million in Seberang Perai, under Penang's guideline updated 1 August 2024. Low-cost and medium-cost houses are closed to foreigners, and a foreign owner may sell only 3 years after the sale and purchase agreement.
Is a landed strata house treated as landed?
On Penang Island and in Melaka, yes: both apply their landed minimum price to landed strata. In Selangor, landed strata is the only kind of landed home a foreigner can buy.
Do foreigners pay more stamp duty on a house?
Yes. From 1 January 2026, transfers of homes to foreign buyers carry stamp duty of 8% of the price or market value, whichever is higher, under Malaysia's Finance Act 2025.
Keep reading
- Minimum price for foreigners, by state
- State approval for foreign buyers
- Can foreigners buy property in Malaysia?
- Property finder: 3 questions
About the author
Seann Siow is a registered estate negotiator in Kuala Lumpur (REN 34312) with more than 10 years in property. He helps foreign buyers and relocating families buy new condominiums in Kuala Lumpur.
Sources
Checked 21 October 2026.
- National Land Code, section 433B; Ministry of Economy, Garis Panduan Perolehan Hartanah (Guideline on the Acquisition of Properties), in force 13 July 2022 — ekonomi.gov.my.
- Pejabat Tanah dan Galian Johor, "Perolehan Hartanah Oleh Kepentingan Asing" and "Maklumat Bayaran" — ptj.johor.gov.my.
- Pejabat Tanah dan Galian Melaka, Dasar Pemilikan Hartanah oleh Warganegara Asing / Syarikat Asing, paragraphs 3, 7, 8 and 16 — ptg.melaka.gov.my.
- Pejabat Tanah dan Galian Pulau Pinang, guideline on acquisition of property by non-citizens and foreign companies, updated 1 August 2024 — ptg.penang.gov.my.
- Malaysian Bar, circular on foreign acquisition thresholds, December 2024 (Selangor zones; Penang's 2024 Home Ownership Campaign figures).
- Kuala Lumpur, Selangor and Langkawi figures: also from recent transactions handled by Seann Siow (REN 34312). No foreign-ownership guideline is listed on the Federal Territories land office portal (checked 18 October 2026).
- Finance Act 2025 (Act 874), sections 25, 26 and 29(b), amending the Stamp Act 1949 from 1 January 2026.
- US dollars: converted at RM4 = US$1 and rounded, a rough guide only.
General information, checked on the date shown, not legal, tax or financial advice. Rules and fees change; confirm them for your purchase with the state land office or a lawyer. Seann Siow, REN 34312.