Section 433B of the National Land Code, Johor State Authority consent, foreign buyer thresholds and the 2% / RM 20,000 consent levy — explained in plain terms, with the MM2H pathways that change the maths. 国家土地法 433B 条文、柔佛州务大臣同意、外资门槛、2% 或最低 RM 20,000 的同意费 — 用大白话讲清楚，并附 MM2H 通道如何改变这套数字。 Seksyen 433B Kanun Tanah Negara, kebenaran Pihak Berkuasa Negeri Johor, ambang pembeli asing dan levi 2% / RM 20,000 — diterangkan ringkas, beserta laluan MM2H.
Foreign-buyer thresholds in Malaysia are state-level, not federal. Johor's rules differ by zone (Iskandar Medini · International Zone B vs the rest) and by property type. The table below is the working set we operate against. 马来西亚外资门槛由各州自定，并非联邦统一。柔佛按区域（Medini · 国际区 B 区，与其它区域）及房产类型而异。下表是我们日常对照的工作版。 Ambang asing di Malaysia ditetapkan oleh negeri, bukan persekutuan. Johor membezakan mengikut zon dan jenis hartanah.
| Property type房产类型Jenis hartanah | Johor general柔佛一般区Johor umum | Iskandar Medini · Zone BMedini · B 区Medini · Zon B | MM2H holderMM2H 持有人Pemegang MM2H |
|---|---|---|---|
| Strata · condominium / SOHO分层房产 · 公寓 / SOHOStrata · pangsapuri / SOHO | RM 1,000,000 | RM 600,000 | RM 600,000 |
| Landed · terraced / cluster有地房产 · 排屋 / 簇屋Berkembar · teres / berkelompok | RM 2,000,000 | RM 1,000,000 | RM 1,000,000 |
| Landed · semi-D / bungalow有地房产 · 半独立 / 独立Semi-D / banglo | RM 2,000,000 | RM 2,000,000 | RM 1,000,000 |
| Agriculture / Malay reserve land农业地 / 马来保留地Tanah pertanian / rizab Melayu | NOT PERMITTED Section 433A NLC bars foreign acquisition.国家土地法 433A 条文禁止外资购入。Seksyen 433A KTN melarang pemilikan asing. | ||
| Auction / sub-sale (any type)拍卖 / 二手 (任意类型)Lelongan / sub-jualan | Applies the same thresholds above. Sub-sale always requires fresh state consent.套用上表同样门槛。二手必须重新申请州政府同意书。Ikut ambang di atas. Sub-jualan sentiasa perlukan kebenaran baru. | ||
National Land Code 1965, s.433B requires written consent of the State Authority before any disposal of land to a "non-citizen / foreign company". For Johor, the consent is processed by 规定将土地转让予「非公民 / 外资公司」前，须取得州政府书面同意。柔佛由 memerlukan kebenaran bertulis Pihak Berkuasa Negeri sebelum pelupusan tanah kepada "bukan warganegara". Pejabat Tanah & Galian Johor (PTG Johor).
Thresholds above reflect 上表反映Ambang di atas mengikut Johor State Executive Council resolutions most recently affirmed in 2024 Budget-aligned circulars. Numbers can change without notice — confirm at SPA stage.柔佛州行政议会决议，最近一次于 2024 年财政预算相关通函中确认。数字可能调整，签 SPA 时再次核对。resolusi MMK Johor — sila sahkan pada peringkat SPA.
Every foreign acquisition in Johor needs explicit state consent. The state charges a one-off processing levy on top of the federal stamp duty. We file it for you, but here's what it costs and how long it takes. 在柔佛，每一宗外资交易都需取得明确的州政府同意。州方另收取一笔同意费（与联邦印花税分开）。我们代办，但费用与时间如下。 Setiap pembelian asing di Johor memerlukan kebenaran negeri. Levi negeri dikenakan selain duti setem persekutuan.
| Item项目Item | Basis计算Asas | Amount金额Jumlah |
|---|---|---|
| State consent levy州同意费Levi kebenaran negeri | 2% of SPA, min RM 20,000 | RM 20,000+ |
| Land office processing土地局手续费PTG Johor | Per Borang 14A | RM 250 |
| Strata title application分层契据 (适用时)Hakmilik strata | case-by-case | RM 100–800 |
| Legal — consent preparation律师 · 同意书办理Guaman — kebenaran | Panel scale | RM 1,800–3,500 |
| Add-on for a RM 1M condoRM 100 万公寓附加成本Tambahan untuk kondo RM 1J | ~2.2%约 2.2%~2.2% | ~RM 22,150 |
The June 2024 MM2H reform split the visa into Silver / Gold / Platinum tiers (federal). Johor State subsequently launched its own MM2H "Premium Visa" via JOHCAP — significantly lower fixed-deposit floor in exchange for a Johor-only property purchase. Numbers below are the published versions; we cross-check at intake. 2024 年 6 月 MM2H 改版为 Silver / Gold / Platinum 三档（联邦）。柔佛随后通过 JOHCAP 推出独有的 MM2H「Premium Visa」 — 定存门槛大幅下降，但要求购入柔佛境内房产。下文按已公布版本，进件时会重新核对。 Reformasi MM2H Jun 2024 memperkenalkan Silver / Gold / Platinum (persekutuan). Johor melancarkan Visa Premium MM2H sendiri melalui JOHCAP.
No minimum stay means you can keep your SG residency / CPF status. The Johor-only property condition aligns with the RTS-corridor strategy already on the 无最低居留要求 — 可保留新加坡居住权与公积金身份。柔佛专属购房条件正好契合 Tiada syarat tinggal minimum — anda boleh kekalkan status SG. Syarat hartanah Johor sahaja selari dengan strategi koridor RTS — RTS Corridor pageRTS 走廊页面halaman koridor RTS.已有的 RTS 走廊页面。.
Under the Real Property Gains Tax Act 1976, foreign individuals and companies pay RPGT on disposal of Malaysian real property. The schedule below is the post-Budget-2022 rate that still applies for foreign sellers in 2026. 根据 1976 年不动产盈利税法令（RPGT），外籍个人及公司转售马来西亚不动产须缴 RPGT。下表为 2022 财政预算后的税率，2026 年仍适用于外资卖家。 Di bawah Akta Cukai Keuntungan Hartanah 1976, individu dan syarikat asing dikenakan RPGT.
| Holding period持有年限Tempoh pegangan | Citizen / PR公民 / 永居Warganegara / PR | Company (local)本地公司Syarikat tempatan | Foreigner / foreign co.外籍 / 外资公司Asing |
|---|---|---|---|
| Year 1–3 | 30% | 30% | 30% |
| Year 4 | 20% | 20% | 30% |
| Year 5 | 15% | 15% | 30% |
| Year 6 onwards | 0% | 10% | 10% |
| Medini zoneMedini 区Zon Medini | RPGT-EXEMPT Iskandar Investment Berhad guarantee · for designated Medini parcels only.Iskandar Investment Berhad 担保 · 仅限指定 Medini 地块。Jaminan IIB · hanya plot Medini tertentu. | ||
Realistic timeline for a foreign buyer in Johor — from the day you sign the booking form to the day the keys land in your hand. Stage 4 is the one that elongates the total because PTG processes it. 柔佛外资买家的实际进度 — 从签下订购单到拿钥匙。第 4 阶段 (PTG 处理同意书) 是整体进度的瓶颈。 Garis masa realistik pembeli asing di Johor — dari borang tempahan ke kunci.
2–3% earnest, choose unit, KYC docs.订金 2–3%，选定单位，提交 KYC。2–3% deposit, pilih unit, KYC.
3–4 banks parallel · 70% MOF for foreigners.3–4 家银行并行 · 外资 70% 贷款。3–4 bank, 70% MOF asing.
Within 14 days of booking · 10% topped up.订购起 14 天内签 · 补足 10%。Dalam 14 hari, bayaran 10%.
Borang 14A · 3–6 months · pay levy.提交 14A · 3–6 个月 · 缴同意费。Borang 14A · 3–6 bulan.
Stamp duty · MOT · final 90%.印花税 · 转名 · 尾款 90%。Setem · MOT · 90% akhir.
Defect inspection · keys · TNB / Air Johor.验收 · 交钥匙 · TNB / Air Johor 开户。Pemeriksaan · kunci · TNB / Air Johor.
A Singaporean buying a RM 1.2M condo near Bukit Chagar. The headline price is never the total — here's the full acquisition cost we model before you commit, so there are no surprises at the lawyer's office.一位新加坡买家在武吉查卡附近购入 RM 120 万公寓。挂牌价从来不是总价 — 这是我们在你下定前测算的完整购置成本，确保律师楼里没有意外。Seorang warga Singapura membeli kondo RM 1.2J berdekatan Bukit Chagar. Harga utama bukan jumlah \u2014 ini kos pemerolehan penuh yang kami model sebelum anda komited, supaya tiada kejutan di pejabat peguam.
| Cost item成本项Item kos | Basis计算依据Asas | RM |
|---|---|---|
| Purchase price购入价Harga belian | Above Johor RM 1M foreigner floor高于柔佛外资 RM 100 万下限Atas ambang RM 1J asing | 1,200,000 |
| State consent levy州同意费Levi kebenaran negeri | 2% of price (Johor foreign levy)价格的 2%（柔佛外资费）2% harga (levi asing Johor) | 24,000 |
| Memorandum of Transfer stamp duty转让备忘录印花税Duti setem MOT | Flat 8% · foreign buyer, from 1 Jan 2026 (Budget 2026)统一 8% · 外资买家，2026 年 1 月 1 日起（2026 财政预算）Rata 8% · pembeli asing, dari 1 Jan 2026 | 96,000 |
| Legal fees (SPA + transfer)律师费（SPA + 过户）Yuran guaman | Scale fee + disbursements法定费率 + 杂费Yuran skala + perbelanjaan | 12,500 |
| Loan + loan-agreement stamp (if financed)贷款 + 贷款协议印花（如融资）Pinjaman + duti perjanjian | 0.5% of loan, 70% LTV foreigner贷款 0.5%，外资 70% LTV0.5% pinjaman, LTV 70% | 4,200 |
| Valuation + misc disbursements估价 + 杂项Penilaian + lain-lain | Bank valuation, consent admin银行估价、同意申办Penilaian bank, admin kebenaran | 3,800 |
| Total cash to completion至完成所需总现金Jumlah tunai ke penyiapan | ~11.7% over price约高出价格 11.7%~11.7% atas harga | 1,340,500 |
Indicative, Johor 2026. Consent levy, RPGT & LTV vary by nationality & MM2H status. We model your exact figures before you sign. See the stamp-duty calculator.柔佛 2026 示意。同意费、RPGT 与 LTV 因国籍与 MM2H 身份而异。签约前我们测算你的精确数字。见印花税计算器。Anggaran, Johor 2026. Levi kebenaran, RPGT & LTV berbeza mengikut kewarganegaraan & status MM2H. Kami model angka tepat anda sebelum tandatangan. Lihat kalkulator duti setem.
REN 63353 · IQI Realty Sdn Bhd. We pre-screen your eligibility, file Borang 14A, coordinate with PTG Johor and your loan bank. Singapore, HK, mainland China and EU buyers welcome. REN 63353 · IQI Realty Sdn Bhd。我们先为你预审资格，递交 Borang 14A，对接 PTG 柔佛与贷款银行。新加坡、香港、中国大陆及欧盟买家皆可。 REN 63353 · IQI Realty. Kami saring kelayakan, fail 14A, koordinasi PTG Johor.