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Malaysia Property Cost Guide 2026

Total cost breakdown for buying property in Malaysia — stamp duty, legal fees, RPGT, agent commission, financing. Sourced from LHDN, SRO 2023, BOVAEA and Budget 2026.

Total Transaction Costs (Citizen Buyer)

Typical cost breakdown for a Malaysian citizen buying property at 90% loan-to-value. Excludes down payment and agent commission (usually paid by seller).

Property PriceSPA StampLegal (all 3)Loan StampTotal (non-first-home)Total (first-home)
RM300,000RM5,000RM9,396RM1,350RM15,746RM9,396
RM500,000RM9,000RM15,660RM2,250RM26,910RM15,660
RM750,000RM16,500RM22,032RM3,375RM41,907RM41,907
RM1,000,000RM24,000RM28,296RM4,500RM56,796RM56,796

Figures exclude down payment, MRTA/insurance, valuation and bank processing fees.

Cost Components — Detailed Guides

📋 Stamp Duty Rates 2026

1% / 2% / 3% / 4% tiered. Foreigners 8% flat. First-home ≤RM500k exempt.

💸 RPGT Rates (When Selling)

Y13 30% / Y4 20% / Y5 15% / Y6 0%. 0% after Year 6 for citizens.

⚖️ Legal Fees (SRO 2023)

1% / 0.8% / 0.7%... tapering. Plus 8% SST. Applied to SPA, Loan, MOT separately.

🏠 First-Home Buyer Schemes

Stamp duty exempt, MyHome RM30k, SRP 100% financing, PR1MA. Budget 2026 extended till Dec 2027.

Other Costs to Plan For

Real Estate Agent Commission

Up to 3% of sale price (min RM1,000) + 8% SST. Paid by seller in most cases. Regulated by BOVAEA.

Valuation Fee

Bank-appointed valuer charges RM300-800 for property valuation report. Required for loan approval.

MRTA / MLTA (Insurance)

Mortgage insurance — MRTA (decreasing cover, cheaper) or MLTA (level cover, higher). Typical RM5,000-25,000 for mid-range loan, often absorbed into loan.

Bank Processing Fee

RM200-500 for loan documentation. Some banks waive this for new customer or high-LTV loans.

Frequently Asked Questions

How much does it cost to buy a property in Malaysia 2026?
Typical total transaction costs (excluding property price) = 4-6% of property price for citizen non-first-home buyers. Breakdown: SPA stamp duty (1-4% tiered), loan agreement stamp duty (0.5%), legal fees per SRO 2023 (~2-3% across SPA+Loan+MOT with SST), real estate agent commission (3% + 8% SST) — but agent commission usually paid by seller. First-time citizen buyers of property ≤RM500k pay RM0 stamp duty (Budget 2026 extension till Dec 2027), reducing costs to ~2-3% of price.
What are the extra costs when buying a house in Malaysia?
Beyond the purchase price: (1) 10% down payment, (2) SPA stamp duty 1-4%, (3) Loan agreement stamp duty 0.5%, (4) Legal fees SPA + Loan + MOT per SRO 2023 + 8% SST, (5) Valuation fee RM300-800, (6) Bank processing fee RM200-500, (7) Home insurance + MRTA, (8) Utility deposits TNB/IWK/Syabas, (9) Renovation/furnishing. Plan 5-8% of property price for all transaction costs plus 10% down payment = 15-18% upfront.

Data Sources

Rates sourced from LHDN, Stamp Act 1949, Real Property Gains Tax Act 1976, Solicitors Remuneration Order 2023, BOVAEA Seventh Schedule, KPKT, and Budget 2026. Last reviewed: January 2026.

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