From brief to keys
Brief & budget
Area, land size, freehold or not, gated or open, feng shui requirements, and whether you are a Malaysian or foreign buyer. We run your DSR and total upfront cost first.
Shortlist & viewings
From our shared owner database and owner contacts not yet listed. We tell you the cons as clearly as the pros.
Offer & earnest deposit
A written offer with an earnest deposit (commonly 2–3%). We check the title, tenure, restrictions and encumbrances before you sign.
SPA & loan
The Sale and Purchase Agreement is signed with the balance of the deposit (usually to 10% in total). Your loan is approved and the loan documents signed.
Completion & keys
The balance is paid within the completion period — commonly three months plus a one-month extension for a sub-sale; longer for foreign buyers who need state consent.
Run these three numbers
What is different for you
- Flat 8% stamp duty on the transfer of residential property from 1 Jan 2026.
- A state minimum price applies — RM1M in Kuala Lumpur; Selangor sets higher thresholds by zone and property type.
- State consent is needed and takes several months; the SPA timeline is set to allow for it.
- No Malay reserve land and no bumiputera lots; RPGT on a later sale is 30% for five years, then 10%.
Money, rules and timing
How much cash do I need to buy a RM3 million semi-D?
For a Malaysian buyer with a 90% loan: a 10% down payment of RM300,000, MOT stamp duty of RM104,000, the SPA legal fee of RM31,250 and the loan legal fee of RM28,250 (plus 8% SST of RM4,760 on both), and 0.5% stamp duty on the loan (RM13,500) — roughly RM482,000 before disbursements. The Total Upfront Cost calculator works it out for any price.
What stamp duty does a foreigner pay on a bungalow in 2026?
A flat 8% of the price on the memorandum of transfer, for instruments executed from 1 January 2026 (Finance Act 2025). Permanent residents are excluded and pay the normal tiered rate.
Is there still a first-home stamp duty exemption?
Yes. Budget 2026 extended the full exemption on the transfer and loan agreement for Malaysian first-time buyers of a home priced up to RM500,000, for agreements signed until 31 December 2027. Most semi-Ds and bungalows are above that price.
How long from offer to keys?
For a Malaysian buyer, typically three to five months. Foreign buyers should allow longer because state consent is required before the transfer can be registered.
Buyer guides from our library
| Legal & Tax | Stamp Duty in Malaysia 2026 — MOT Rates, the New 8% Foreign-Buyer Rate, and What You Will Actually Pay | kentck.com |
| Legal & Tax | RPGT in Malaysia — What You Pay When You Sell, and How to Pay Less Legally | kentck.com |
| Legal & Tax | The Two Lines on a Malaysian Title That Decide What You Can Do | kentck.com |
| Legal & Tax | Geran or HSD: What the Title Type Tells You About Your Purchase | kentck.com |
| Legal & Tax | Malay Reserve Land: The One Restriction Money Cannot Lift | kentck.com |
| Buyer Guide | From Offer to Keys: The Real Malaysian Landed Property Timeline | kentck.com |
| Buyer Guide | Semi-D, Bungalow or Zero-Lot: What You Are Actually Buying | kentck.com |
| Buyer Guide | Gated and Guarded or Open Landed: What You Are Really Choosing | kentck.com |
| Buyer Guide | Due Diligence on a Malaysian Landed Property — the Checks That Prevent Expensive Surprises | kentck.com |
| Buyer Guide | Negotiating a Landed Property Price in Malaysia — What Actually Moves the Number | kentck.com |