Off-plan or completed: which should a foreign buyer choose in Malaysia?

Updated 29 October 2026. Prices, fees and taxes on this page are current at that date, are not guaranteed and may change in future. Sources are listed at the end.

Short answer: Buy completed if you want to see exactly what you get, move in or rent it out straight away, and avoid construction risk. Buy off-plan (a new launch) if you want to pay in stages over two to four years, choose from the best units, and have the protection of the Housing Development Act's standard contract, including compensation if the developer delivers late. Both need the same state approval and foreign minimum price.

Off-plan means you pay before the building exists. Check the developer's licence, sales permit and delivery date on KPKT's TEDUH portal before you book, and read the delivery date in your own agreement. See How to check a project.

Side by side

	Off-plan (new launch)	Completed (new or resale)
What you see before buying	Show unit, plans and specifications	The actual unit and building
How you pay	10% when you sign, then in stages as construction progresses	Usually 10% when you sign, the balance on completion
Contract	The standard contract under the Housing Development Act (Schedule H for strata homes)	Resale: a contract agreed between buyer and seller. Unsold new units: the developer's contract
Late delivery	The developer pays compensation at 10% a year of the price, from the delivery deadline in the contract	Not applicable
Defects	Developer must repair defects reported within 24 months of handover	Resale: bought as it is; check carefully before signing
Rent or live in	From handover, typically three to four years after signing	Straight away
Main risks	Delay, changes to the market, the finished product	Paying a full price for an older building; hidden defects
Foreign rules	Same: state approval, minimum price, 8% stamp duty

Schedule H terms: 36 months from the agreement to hand over vacant possession, liquidated damages at 10% a year for late delivery, 24 months of defects liability. Always read the dates in your own agreement.

How paying in stages works

With a new launch under the Housing Development Act, you pay 10% when you sign. The rest is billed by stage: foundation, structure, walls, plumbing and wiring, and so on, with the final part at handover and after the defects period. If you take a loan, the bank pays the stages from your loan once your own share is used. See Home loans for foreigners.

Which suits which buyer

Relocating soon: completed, so you can move in.
Planning to move in three or four years: off-plan can line up handover with your move.
Buying to rent out: completed gives rent immediately and real rent figures to check; off-plan gives a newer building but no rent until handover.
Wanting the best units: new launches give the widest choice of floors and views on day one.

Selling before completion

Selling an off-plan unit before handover is done by assigning your contract, which usually needs the developer's consent and a fee, and the next buyer needs their own approvals. Don't buy off-plan counting on a quick resale. Real Property Gains Tax is charged on any gain, at 30% within five years for a foreign seller. See RPGT.

Can't decide? Tell me when you'd move in or want rent to start, and I'll show you completed and off-plan options side by side. Ask on WhatsApp →

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Frequently asked questions

Is it safe to buy off-plan property in Malaysia?

Off-plan homes sold by licensed developers come with the standard contract under the Housing Development Act, including compensation for late delivery and a 24-month defects period. Check the developer's licence, sales permit and delivery date on KPKT's TEDUH portal before booking.

How long does a new condo take to complete in Malaysia?

Under the standard Schedule H contract for strata homes, the developer must hand over vacant possession within 36 months of the sale and purchase agreement, unless a different period has been approved. Check the date in your own agreement and on TEDUH.

What happens if the developer delivers late?

Under Schedule H the developer pays liquidated damages at 10% a year of the purchase price, calculated day by day, from the contract's delivery deadline until handover.

How do payments work for a new launch?

You pay 10% when you sign the sale and purchase agreement, then the rest in stages as construction progresses, with the final part at handover and after the defects period.

Can foreigners buy off-plan property in Malaysia?

Yes. The same rules apply as for completed homes: the state's written approval, the state's minimum price, and 8% stamp duty on the transfer.

Keep reading

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.

More about Seann

Sources

Checked 29 October 2026.

Housing Development (Control and Licensing) Act 1966 and Regulations 1989, Schedule H (statutory sale and purchase agreement for strata homes): vacant possession within 36 months of the agreement, liquidated damages at 10% a year of the price for late delivery, defects liability period of 24 months from vacant possession.
Mah Weng Kwai & Associates, "What governs the rights and obligations of developers and purchasers?" (Schedule G and H delivery periods, LAD at 10% a year) — mahwengkwai.com.
Ministry of Housing and Local Government (KPKT), TEDUH portal: developer licence, advertising and sales permit, approved price range and delivery date for each licensed project — teduh.kpkt.gov.my.
National Land Code, section 433B (state approval for acquisition of land by non-citizens and foreign companies).
Finance Act 2025 (Act 874), sections 25, 26 and 29(b), amending the Stamp Act 1949 from 1 January 2026 (8% stamp duty on homes transferred to non-citizens who are not permanent residents, and to foreign companies).
Lembaga Hasil Dalam Negeri (HASiL), Real Property Gains Tax rates, Part III (non-citizens and non-permanent residents) — hasil.gov.my.

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, a lawyer or a tax adviser. All prices, fees, taxes and figures on this page are based on information current at the date checked, are not guaranteed, and may change in future. Seann Siow, REN 34312.