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Free Property Cost Calculator 2026

Stamp Duty Calculator Malaysia 2026

Calculate MOT stamp duty, loan agreement duty, legal fees and total upfront cash needed. First-time buyer exemption included — extended to Dec 2027.

Stamp Duty Calculator Malaysia

MOT stamp duty, loan agreement duty, legal fees & total upfront cost

Default 90% financing. Edit if your bank offers different margin.

MOT Stamp Duty (Instrument of Transfer)

Before exemptionRM12,000.00
MOT payableRM12,000.00

Loan Agreement Stamp Duty (0.5%)

0.5% × RM540,000.00RM2,700.00
Loan duty payableRM2,700.00

Total Stamp Duty

RM14,700.00

Legal & Professional Fees

SPA legal fee (on property price)RM7,250.00
Loan legal fee (on loan amount)RM6,650.00
Valuation fee (indicative)RM1,250.00
Total legal + valuationRM15,150.00

Total Upfront Cost (Cash Needed)

Down payment (10%)RM60,000.00
Total stamp dutyRM14,700.00
Legal + valuation feesRM15,150.00
Total cash neededRM89,850.00

* Excludes MRTA/MLTA insurance, disbursements (~RM500–1,500) & misc fees. Actual costs may vary.

Stamp Duty Rates 2026 — MOT Tiered Scale

Property ValueRateMax Duty on This Tier
First RM100,0001%RM1,000
RM100,001 – RM500,0002%RM8,000
RM500,001 – RM1,000,0003%RM15,000
Above RM1,000,0004%No limit

Rates apply to Malaysian citizens and permanent residents. Foreign buyers pay a flat 8% stamp duty on residential property from 1 January 2026 (Budget 2026).

First-Time Buyer Stamp Duty Exemption 2026–2027

Who qualifies

Malaysian citizen buying first-ever residential property. Must not have previously owned any residential property (including inherited or gifted).

Exemption amount

100% exemption on MOT stamp duty AND loan agreement stamp duty. Applies only to properties priced at RM500,000 or below. Max saving: ~RM11,250.

Valid period

Extended under Budget 2026 — SPAs signed between 1 January 2026 and 31 December 2027 are eligible. Not applicable to commercial property.

Note: The 75% partial exemption for residential properties priced RM500,001–RM1,000,000 expired on 31 December 2023. There is currently no exemption for first-time buyers on properties above RM500,000.

Legal Fees Scale — Solicitors Remuneration Order 2023

Legal fees apply separately to both the SPA (on property price) and the Loan Agreement (on loan amount). The same tiered scale applies to both documents.

Property / Loan ValueRateMax Fee on This Tier
First RM500,0001.25%RM6,250
RM500,001 – RM1,000,0001.00%RM5,000
RM1,000,001 – RM3,000,0000.80%RM16,000
RM3,000,001 – RM5,000,0000.70%RM14,000
RM5,000,001 – RM7,500,0000.60%RM15,000
Above RM7,500,000Negotiable—

Additional disbursements (e-registration, LHDN search, land search, filing fees) typically add RM500–1,500 on top of professional fees.

Bottom Line — How Much Cash to Budget?

As a rule of thumb, budget 12–15% of the property price in total upfront cash. This covers your 10% down payment plus stamp duty, legal fees and valuation. For a RM500,000 first home (with full stamp duty exemption), budget around RM65,000–70,000. For a RM700,000 property (no exemption), budget around RM95,000–100,000.

RM500k home

First-time buyer (exemption)

~RM65k cash

RM600k home

No exemption, 90% loan

~RM89k cash

RM1M home

No exemption, 90% loan

~RM148k cash

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Frequently Asked Questions — Stamp Duty Malaysia

What is stamp duty in Malaysia for property purchase?
Stamp duty in Malaysia is a government tax levied on property transactions. For the Instrument of Transfer (MOT), rates are tiered: 1% on the first RM100,000; 2% on RM100,001–RM500,000; 3% on RM500,001–RM1,000,000; and 4% above RM1,000,000. A separate loan agreement stamp duty of 0.5% applies on the loan amount. On a RM600,000 property with a RM540,000 loan, total stamp duty is approximately RM13,700 (before any exemption).
Do first-time buyers get stamp duty exemption in Malaysia?
Yes. Malaysian citizens buying their first residential property priced at RM500,000 or below qualify for a 100% stamp duty exemption on both the MOT (Instrument of Transfer) and the loan agreement. This exemption was extended under Budget 2026 and applies to SPAs signed between 1 January 2026 and 31 December 2027. The maximum savings is approximately RM11,250 on a RM500,000 home with a 90% loan. Properties above RM500,000 do not qualify — the previous 75% partial exemption for RM500k–RM1M expired on 31 December 2023.
How much is loan agreement stamp duty in Malaysia?
Loan agreement stamp duty in Malaysia is a flat 0.5% of the total loan amount. For example, a RM450,000 home loan attracts RM2,250 in loan stamp duty. First-time buyers purchasing residential property at RM500,000 or below also receive a full 100% exemption on loan stamp duty under Budget 2026 (extended to 31 Dec 2027). Commercial property purchases do not qualify for any first-time buyer exemption.
What are the legal fees for buying property in Malaysia?
Legal fees in Malaysia are governed by the Solicitors Remuneration Order 2023 (SRO 2023). The scale is tiered: 1.25% on the first RM500,000; 1.00% on the next RM500,000 (RM500k–RM1M); 0.80% on the next RM2,000,000 (RM1M–RM3M). Legal fees apply separately to both the Sale & Purchase Agreement (SPA) and the Loan Agreement, so you pay legal fees twice — once on the property price and once on the loan amount. Additional disbursements (registration, search, filing fees) typically add RM500–1,500.
How much total upfront cost should I budget when buying a house in Malaysia?
For a RM600,000 residential property with a 90% loan (RM540,000), a non-first-time buyer should budget approximately: RM60,000 down payment (10%) + RM13,700 stamp duty (MOT + loan) + RM14,250 legal fees (SPA + loan) + RM1,080 valuation fee = roughly RM89,000 total upfront. For a first-time buyer purchasing a RM500,000 home (90% loan), the stamp duty is RM0 (fully exempt), reducing total cash needed to around RM65,000. Always add a buffer of RM2,000–5,000 for miscellaneous disbursements and moving costs.

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