MM2H state by state
The MM2H rules are federal, but the property minimum you must meet is set by each state — and it ranges from RM 500,000 on Penang's mainland to RM 2,000,000 for landed property in Selangor. Two states, Sarawak and Sabah, run their own programmes entirely.
People assume MM2H costs the same wherever you go. The visa does. The house doesn't — and since every mainland tier forces you to buy one, the state you choose can change your total commitment by over a million ringgit.
Foreign-buyer property minimum by state
| State | Minimum for foreigners | Notes |
|---|---|---|
| Penang — mainland | RM 500,000–750,000 | The cheapest way to meet a mainland tier |
| Johor — Forest City / Medini | RM 500,000 | Qualifies for the cheapest MM2H tier |
| Johor — elsewhere | RM 1,000,000 | |
| Kuala Lumpur | RM 1,000,000 | The federal floor |
| Penang — island strata | RM 1,000,000 | Landed on the island is RM 3,000,000 |
| Melaka | RM 1,000,000 | Federal floor applies |
| Negeri Sembilan | RM 1,000,000 | Federal floor applies |
| Perak, Kedah, Perlis | RM 1,000,000 | Federal floor applies |
| Pahang, Terengganu, Kelantan | RM 1,000,000 | Federal floor applies |
| Selangor — high-rise | RM 1,500,000 | Higher than KL |
| Selangor — landed | RM 2,000,000 | The highest in Malaysia |
| Sabah | Not required | Own programme — RM 150,000 deposit, no purchase |
| Sarawak | Not required | Own programme — RM 500,000 deposit, no purchase |
The two states that aren't MM2H at all
Sarawak and Sabah run their own programmes, administered by their own state governments, with their own thresholds. Neither requires you to buy property — which is the single biggest structural difference from anywhere on the peninsula. If you're open to Borneo, they are the cheapest legal way to live in Malaysia long term.
The four states worth a page of their own
- Penang — biggest established expat community, and the widest gap between island and mainland prices.
- Kuala Lumpur — best hospitals and schools, sitting exactly on the federal minimum.
- Johor — home of the Forest City tier, the cheapest route onto the peninsula.
- Selangor — surrounds KL, and quietly has the highest property minimums in the country.
Where you live and where you buy don't have to match
On the federal tiers you can live anywhere in Malaysia. The state minimum applies to wherever you actually buy — so buying on Penang's mainland at RM 500,000 while living in Kuala Lumpur is possible, and is one of the few genuinely legal ways to reduce the property burden. The exception is the Forest City tier, where the qualifying property must be in Forest City itself.
Common questions
What is the minimum property price for foreigners in Malaysia?
It is set by each state, not federally. The floor is RM 1,000,000 in most states including Kuala Lumpur, Melaka, Negeri Sembilan, Perak and Pahang. Penang's mainland is lower at RM 500,000 to RM 750,000, and Johor's Medini and Forest City zones start at RM 500,000. Selangor is highest at RM 1,500,000 for high-rise and RM 2,000,000 for landed. Penang island is RM 1,000,000 for strata and RM 3,000,000 for landed.
Which Malaysian state is cheapest for MM2H property?
Penang's mainland at RM 500,000 to RM 750,000, and the Medini and Forest City zones of Johor at RM 500,000. Both are well below the RM 1,000,000 federal floor that applies in most states. If you are open to Borneo, Sarawak and Sabah require no property purchase at all under their own programmes.
Do I have to buy property in the state where I live?
No, on the federal MM2H tiers. You may live anywhere in Malaysia and the state minimum applies only where you actually buy, so buying on Penang's mainland while living in Kuala Lumpur is legitimate. The exception is the Forest City SEZ tier, where the qualifying property must be in Forest City, Johor.
Does MM2H work differently in Sabah and Sarawak?
Yes, entirely. Both run their own programmes administered by their state governments rather than the federal MM2H scheme. Sarawak requires a RM 500,000 deposit and Sabah RM 150,000, and neither requires any property purchase. Residence under those programmes is intended to be in that state.
State property minimums are set by each state government and revised without much notice. Figures verified July 2026 and reported inconsistently across sources — confirm with a Malaysian solicitor for your specific property before committing.