Can Foreigners Buy Land in Malaysia? (2025 Update)

Posted by Lineland on June 21, 2025

Market Insights

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Before diving into the details, let’s first understand how foreigners are defined under Malaysian law.

Who is Considered a Foreigner?

According to Section 433B of the National Land Code (NLC), a foreign interest refers to:

Non-Malaysian individuals
Permanent Residents (PRs) of Malaysia
Foreign companies or institutions
Local companies or institutions where foreigners or PRs hold more than 50% of voting rights

What is a Foreign Company?

As defined by Malaysia’s National Land Code and Companies Act 2016, a foreign company includes:

Any business, corporation, or organization incorporated outside Malaysia
Any foreign association or society that can own property or take legal action in its home country but does not have a head office in Malaysia
A Malaysian-registered company where 50% or more of its shares are owned by foreigners or a foreign company
A Malaysian-registered company that is majority-owned by another foreign company

This classification determines who is eligible to buy land in Malaysia and under what conditions.

Understanding Malaysia’s Property Market Regulations

Foreign property ownership in Malaysia is permitted in specific states, as determined by the local government. Transactions in these areas must comply with the National Land Code (Revised 2020) (Act 828), often referred to as the NLC.

While the rules vary across Peninsular Malaysia, Sabah, and Sarawak, foreigners can purchase agriculture, residential, commercial, and industrial lands, subject to certain restrictions. Foreigners cannot purchase the following:

Malay Reserved Land
Low-cost and medium-cost residential units
Properties allocated to Bumiputera groups
Indigenous ownership properties

In some states, such as Selangor, additional restrictions apply. For example, foreigners may face limitations on agricultural land purchases or need to participate in auctions to acquire properties.

Key Requirements and Limitations

Now that you qualify as a foreigner under Malaysian law, you’re ready to explore property ownership in Malaysia.

Minimum Purchase Price Requirement

Under government regulations, foreigners must adhere to a minimum purchase price set by state authorities. Each state has its own rules, regulations, and minimum threshold for purchasing different types of properties, including:

Industrial land
Agricultural land
Commercial land
Residential property

The information below outlines the property types and their respective minimum purchase price thresholds in each state as of 2024. Before making a purchase, it is strongly recommended to check the latest state-specific requirements to ensure compliance with local property laws.

1) Minimum Threshold of Industrial Land in Each State

States	Minimum Threshold	Additional Off-Limits Properties / Conditions according to each State Authority
Perlis	RM500,000 or above	N/A
Kedah	RM1,000,000 or above Restriction: Malay Reserved Land	Properties on Malay Reserved Land are off-limits Auction properties are not allowed Levy imposed on foreigners upon approval by the State Authority
Penang (Island)	Direct Purchase (Overhang Units) Strata: RM700,000 or above Landed: RM1,500,000 or above	The purchase price for “overhang units” applies only to Sale and Purchase Agreements signed between 1 January 2024 and 31 December 2024 under Penang’s Home Ownership Campaign. A levy is imposed on foreign buyers upon approval by the state authority Foreign owners can only resell industrial properties after 3 years from the date of the Sale and Purchase Agreement All industrial properties must be sold through auctions.
Penang (Island)	Subsales Strata: RM1,000,000 or above Landed: RM3,000,000 or above	The purchase price for “overhang units” applies only to Sale and Purchase Agreements signed between 1 January 2024 and 31 December 2024 under Penang’s Home Ownership Campaign. A levy is imposed on foreign buyers upon approval by the state authority Foreign owners can only resell industrial properties after 3 years from the date of the Sale and Purchase Agreement All industrial properties must be sold through auctions.
Penang (Mainland Seberang Perai)	Direct Purchase (Overhang Units) Strata: RM400,000 or above Landed: RM750,000 or above	The purchase price for “overhang units” applies only to Sale and Purchase Agreements signed between 1 January 2024 and 31 December 2024 under Penang’s Home Ownership Campaign A levy is imposed on foreign buyers upon approval by the state authority Foreign owners can only resell industrial properties after 3 years from the date of the Sale and Purchase Agreement All industrial properties must be sold through auctions
Penang (Mainland Seberang Perai)	Direct Purchase (Overhang Units) Strata: RM400,000 or above Landed: RM750,000 or above	The purchase price for “overhang units” applies only to Sale and Purchase Agreements signed between 1 January 2024 and 31 December 2024 under Penang’s Home Ownership Campaign A levy is imposed on foreign buyers upon approval by the state authority Foreign owners can only resell industrial properties after 3 years from the date of the Sale and Purchase Agreement All industrial properties must be sold through auctions
Perak (Zone 1: Ipoh)	Leasehold (60 years) (Landed, Landed Strata & Strata) Direct from Developer: RM1,500,000 or above Subsale: RM3,000,000 or above Freehold: Not Permitted	Since September 2023, non-citizens and foreign companies are not allowed to acquire, own, possess, or inherit freehold properties
Perak (Zone 2: Manjung, Taiping, Teluk Intan, Tanjong Malim, Kampar, Batu Gajah & Kuala Kangsar )	Leasehold (60 years) (Landed, Landed Strata & Strata) Direct from Developer: RM1,500,000 or above Subsale: RM3,000,000 or above Freehold: Not Permitted	Since September 2023, non-citizens and foreign companies are not allowed to acquire, own, possess, or inherit freehold properties
Perak (Zone 3: Kerian, Perak Tengah, Tapah, Pengkalan Hulu, Gerik, Lenggong & Selama )	Leasehold (60 years) (Landed, Landed Strata & Strata) Direct from Developer: RM900,000 or above Subsale: RM3,000,000 or above Freehold: Not Permitted	Since September 2023, non-citizens and foreign companies are not allowed to acquire, own, possess, or inherit freehold properties
Selangor (Zone 1: Petaling, Gombak, Hulu Langat, Sepang, Klang)	RM3,000,000 or above	A manufacturing license from the Ministry of Investment, Trade, and Industry (MITI) is required All industrial properties are sold via auction
Selangor (Zone 2: Kuala Selangor, Kuala Langat)	RM3,000,000 or above	A manufacturing license from the Ministry of Investment, Trade, and Industry (MITI) is required All industrial properties are sold via auction
Selangor (Zone 3: Hulu Selangor, Sabak Bernam)	RM3,000,000 or above	A manufacturing license from the Ministry of Investment, Trade, and Industry (MITI) is required All industrial properties are sold via auction
Wilayah Persekutuan Kuala Lumpur, Putrajaya & Labuan	RM1,000,000 or above	Limited to foreign companies registered in Malaysia.
Negeri Sembilan	Freehold and Leasehold Tenures RM2,000,000 and above	A manufacturing license from the Ministry of Investment, Trade, and Industry (MITI) is required. Foreigners and foreign companies CANNOT acquire: Malay Reserved Land “Tanah Adat” (Customary Land) Agricultural land (unless through a joint venture for high-impact agricultural projects that do not involve direct property acquisition by foreigners) Bumiputera-designated lots Low-cost or low-medium-cost commercial properties Auction properties State Authority approval is mandatory for any industrial property acquisition by foreigners or foreign companies, even if there are no specific restrictions stated on the title
Melaka	RM1,500,001 and above	Foreigners are not allowed to acquire industrial properties located within the Heritage Zone in Malacca The inheritance of industrial properties by non-citizens, whether under “hukum faraid” for Muslims or the Small Estates Distribution Act 1955 / Probate Administration Act 1959 for non-Muslims, is subject to the discretion of the State Authority
Johor	Direct purchase from developer / subsale: 1,000,000.00 and above	Transfer by way of love and affection is allowed but subject to a RM10,000 levy per title Transfer under the Distribution Act or court order is permitted, except for Malay Reserved Land, and is not subject to any levy Industrial properties designated as Bumiputera lots within a development cannot be acquired by foreigners unless exempted by the Johor State Secretary’s Office ( Housing Department) Industrial properties listed under the National Heritage Act 2005 are not available for foreign acquisition
Pahang	RM1,000,000 or above	All acquisitions by foreigners require approval from the State Executive Council (EXCO) Levy to pay
Terengganu	RM1,000,000 or above	N/A
Kelantan	RM500,000 or above	N/A
Sabah	RM1,000,000 or above Limited to foreign companies incorporated in Malaysia, including those acquiring properties for tourism-related purposes.	N/A
Sarawak	RM500,000 or above	N/A

2) Minimum Threshold of Agriculture Land in Each State

States	Minimum Threshold	Additional Off-Limits Properties / Conditions according to each State Authority
Perlis	RM500,000 or above	NA
Kedah	Not allowed except for specific cases approved by the State Authority	Properties on Malay Reserved Land are off-limits Auction properties are not allowed Levy imposed on foreigners upon approval by the State Authority
Penang (Island)	Not allowed except for specific cases approved by the State Authority	The purchase price for “overhang units” applies only to Sale and Purchase Agreements signed between 1 January 2024 and 31 December 2024 under Penang’s Home Ownership Campaign A levy is imposed on foreign buyers upon approval by the state authority Foreign owners can only resell industrial properties after 3 years from the date of the Sale and Purchase Agreement All industrial properties must be sold through auctions
Penang (Mainland Seberang Perai)	Not allowed except for specific cases approved by the State Authority	The purchase price for “overhang units” applies only to Sale and Purchase Agreements signed between 1 January 2024 and 31 December 2024 under Penang’s Home Ownership Campaign A levy is imposed on foreign buyers upon approval by the state authority Foreign owners can only resell industrial properties after 3 years from the date of the Sale and Purchase Agreement All industrial properties must be sold through auctions
Perak (Zone 1: Ipoh)	Leasehold (60 years): Direct from Developer & Subsale Homestead RM1,000,000 or above Freehold: Not Permitted	Since September 2023, non-citizens and foreign companies are not allowed to acquire, own, possess, or inherit freehold properties. Agricultural land is only permitted for homestead use.
Perak (Zone 2: Manjung, Taiping, Teluk Intan, Tanjong Malim, Kampar, Batu Gajah & Kuala Kangsar )	Leasehold (60 years): Direct from Developer & Subsale Homestead RM1,000,000 or above Freehold: Not Permitted	Since September 2023, non-citizens and foreign companies are not allowed to acquire, own, possess, or inherit freehold properties. Agricultural land is only permitted for homestead use.
Perak (Zone 3: Kerian, Perak Tengah, Tapah, Pengkalan Hulu, Gerik, Lenggong & Selama )	Leasehold (60 years): Direct from Developer & Subsale Homestead RM800,000 or above Freehold: Not Permitted	Since September 2023, non-citizens and foreign companies are not allowed to acquire, own, possess, or inherit freehold properties. Agricultural land is only permitted for homestead use.
Selangor (Zone 1: Petaling, Gombak, Hulu Langat, Sepang, Klang)	Not Permitted	A manufacturing license from the Ministry of Investment, Trade, and Industry (MITI) is required All industrial properties are sold via auction Agricultural land is restricted from foreign ownership
Selangor (Zone 2: Kuala Selangor, Kuala Langat)	Not Permitted	A manufacturing license from the Ministry of Investment, Trade, and Industry (MITI) is required All industrial properties are sold via auction Agricultural land is restricted from foreign ownership
Selangor (Zone 3: Hulu Selangor, Sabak Bernam)	Not Permitted	A manufacturing license from the Ministry of Investment, Trade, and Industry (MITI) is required All industrial properties are sold via auction Agricultural land is restricted from foreign ownership
Wilayah Persekutuan Kuala Lumpur, Putrajaya & Labuan	RM1,000,000 or above	Limited to foreign companies registered in Malaysia.
Negeri Sembilan	Joint venture scheme for high-impact agriculture projects, provided it does not involve property acquisition by foreigners	A manufacturing license from the Ministry of Investment, Trade, and Industry (MITI) is required. Foreigners and foreign companies CANNOT acquire: Malay Reserved Land “Tanah Adat” (Customary Land) Agricultural land (unless through a joint venture for high-impact agricultural projects that do not involve direct property acquisition by foreigners) Bumiputera-designated lots Low-cost or low-medium-cost commercial properties Auction properties State Authority approval is mandatory for any industrial property acquisition by foreigners or foreign companies, even if there are no specific restrictions stated on the title
Melaka	Only permitted if the acquisition is for development purposes through government privatization Leasing of agricultural land is allowed for properties valued at RM1,000,000 or more, or with a land area exceeding 15 acres, subject to conditions set by the State Authority	Foreigners are not allowed to acquire industrial properties located within the Heritage Zone in Malacca The inheritance of industrial properties by non-citizens, whether under “hukum faraid” for Muslims or the Small Estates Distribution Act 1955 / Probate Administration Act 1959 for non-Muslims, is subject to the discretion of the State Authority
Johor	Minimum RM1,000,000 or a land area exceeding 15 acres, whichever is greater Restrictions: Agricultural land designated for homestead development is not permitted	Transfer by way of love and affection is allowed but subject to a RM10,000 levy per title Transfer under the Distribution Act or court order is permitted, except for Malay Reserved Land, and is not subject to any levy Agriculture land designated as Bumiputera lots within a development cannot be acquired by foreigners unless exempted by the Johor State Secretary’s Office (Housing Department) Agriculture land listed under the National Heritage Act 2005 are not available for foreign acquisition
Pahang	Not Permitted	All acquisitions by foreigners require approval from the State Executive Council (EXCO) Levy to pay
Terengganu	Not Permitted	N/A
Kelantan	RM500,000 or above	N/A
Sabah	RM1,000,000 or above Limited to foreign companies incorporated in Malaysia, including those acquiring properties for tourism-related purposes	N/A
Sarawak	Not Permitted	N/A

3) Minimum Threshold of Commercial Land in Each State

States	Minimum Threshold	Additional Off-Limits Properties / Conditions according to each State Authority
Perlis	RM500,000 or above	N/A
Kedah	RM1,000,000 or above Restriction: Single or double-story shop lots, low-cost shops, market stalls, service workshops, auctioned properties, and properties located on Malay Reserved Land are not permitted.	Properties on Malay Reserved Land are off-limits Auction properties are not allowed Levy imposed on foreigners upon approval by the State Authority
Penang (Island)	Direct Purchase (Overhang Units) Strata: RM700,000 or above Landed: RM1,500,000 or above	The purchase price for “overhang units” applies only to Sale and Purchase Agreements signed between 1 January 2024 and 31 December 2024 under Penang’s Home Ownership Campaign. A levy is imposed on foreign buyers upon approval by the state authority Foreign owners can only resell industrial properties after 3 years from the date of the Sale and Purchase Agreement All industrial properties must be sold through auctions.
Penang (Island)	Subsales Strata: RM1,000,000 or above Landed: RM3,000,000 or above	The purchase price for “overhang units” applies only to Sale and Purchase Agreements signed between 1 January 2024 and 31 December 2024 under Penang’s Home Ownership Campaign. A levy is imposed on foreign buyers upon approval by the state authority Foreign owners can only resell industrial properties after 3 years from the date of the Sale and Purchase Agreement All industrial properties must be sold through auctions.
Penang (Mainland Seberang Perai)	Direct Purchase (Overhang Units) Strata: RM400,000 or above Landed: RM750,000 or above	The purchase price for “overhang units” applies only to Sale and Purchase Agreements signed between 1 January 2024 and 31 December 2024 under Penang’s Home Ownership Campaign. A levy is imposed on foreign buyers upon approval by the state authority Foreign owners can only resell industrial properties after 3 years from the date of the Sale and Purchase Agreement All industrial properties must be sold through auctions.
Penang (Mainland Seberang Perai)	Subsales Strata: RM500,000 or above Landed: RM1,000,000 or above	The purchase price for “overhang units” applies only to Sale and Purchase Agreements signed between 1 January 2024 and 31 December 2024 under Penang’s Home Ownership Campaign. A levy is imposed on foreign buyers upon approval by the state authority Foreign owners can only resell industrial properties after 3 years from the date of the Sale and Purchase Agreement All industrial properties must be sold through auctions.
Perak (Zone 1: Ipoh)	Leasehold (60 years) (Landed, Landed Strata & Strata) Direct from Developer: RM1,000,000 or above Subsale: RM1,000,000 or above Freehold: Not Permitted	Since September 2023, non-citizens and foreign companies are not allowed to acquire, own, possess, or inherit freehold properties
Perak (Zone 2: Manjung, Taiping, Teluk Intan, Tanjong Malim, Kampar, Batu Gajah & Kuala Kangsar )	Leasehold (60 years) (Landed, Landed Strata & Strata) Direct from Developer: RM1,000,000 or above Subsale: RM1,000,000 or above Freehold: Not Permitted	Since September 2023, non-citizens and foreign companies are not allowed to acquire, own, possess, or inherit freehold properties
Perak (Zone 3: Kerian, Perak Tengah, Tapah, Pengkalan Hulu, Gerik, Lenggong & Selama )	Leasehold (60 years) (Landed, Landed Strata & Strata) Direct from Developer: RM8000,000 or above Subsale: RM800,000 or above Freehold: Not Permitted	Since September 2023, non-citizens and foreign companies are not allowed to acquire, own, possess, or inherit freehold properties
Selangor (Zone 1: Petaling, Gombak, Hulu Langat, Sepang, Klang)	RM3,000,000 or above	All industrial properties are sold via auction
Selangor (Zone 2: Kuala Selangor, Kuala Langat)	RM3,000,000 or above	All industrial properties are sold via auction
Selangor (Zone 3: Hulu Selangor, Sabak Bernam)	RM3,000,000 or above	All industrial properties are sold via auction
Wilayah Persekutuan Kuala Lumpur, Putrajaya & Labuan	RM1,000,000 or above	Limited to foreign companies registered in Malaysia.
Negeri Sembilan	Freehold and Leasehold Tenures RM2,000,000 and above	A manufacturing license from the Ministry of Investment, Trade, and Industry (MITI) is required. Foreigners and foreign companies CANNOT acquire: Malay Reserved Land “Tanah Adat” (Customary Land) Agricultural land (unless through a joint venture for high-impact agricultural projects that do not involve direct property acquisition by foreigners) Bumiputera-designated lots Low-cost or low-medium-cost commercial properties Auction properties State Authority approval is mandatory for any industrial property acquisition by foreigners or foreign companies, even if there are no specific restrictions stated on the title
Melaka	Restricted to a maximum of three units Only commercial properties with three or more stories are allowed, and individual floors cannot be purchased separately A 30-year lease is permitted for Malacca Customary Land (MCL) Properties on a master title (without separate strata titles) may be acquired with State Authority approval Restriction: Shop lots or shop offices with fewer than three stories. Auctioned properties. Petrol stations, except on MCL land, where a 30-year lease is permitted.	For commercial properties, transfers or leases are prohibited for five years from the date of registration in Form 14A. A registrar caveat will be lodged on the title for 60 months. However, vacant land that has yet to be developed may be permitted, subject to conditions set by the State Authority Foreigners are not allowed to acquire industrial properties located within the Heritage Zone in Malacca The inheritance of industrial properties by non-citizens, whether under “hukum faraid” for Muslims or the Small Estates Distribution Act 1955 / Probate Administration Act 1959 for non-Muslims, is subject to the discretion of the State Authority
Johor	Direct purchase from developer / subsale: 1,000,000.00 and above Restriction: Shops or shop offices below three stories, stalls, and service workshops	Transfer by way of love and affection is allowed but subject to a RM10,000 levy per title Transfer under the Distribution Act or court order is permitted, except for Malay Reserved Land, and is not subject to any levy Industrial properties designated as Bumiputera lots within a development cannot be acquired by foreigners unless exempted by the Johor State Secretary’s Office ( Housing Department) Industrial properties listed under the National Heritage Act 2005 are not available for foreign acquisition
Pahang	RM1,000,000 or above	All acquisitions by foreigners require approval from the State Executive Council (EXCO) Levy to pay
Terengganu	RM1,000,000 or above	N/A
Kelantan	RM500,000 or above	N/A
Sabah	RM1,000,000 or above Limited to foreign companies incorporated in Malaysia, including those acquiring properties for tourism-related purposes.	N/A
Sarawak	RM500,000 or above	N/A

4) Minimum Threshold of Residential Land in Each State

States	Minimum Threshold	Additional Off-Limits Properties / Conditions according to each State Authority
Perlis	RM500,000 or above	N/A
Kedah	RM1,000,000 or above Restriction: Single or double-story shop lots, low-cost shops, market stalls, service workshops, auctioned properties, and properties located on Malay Reserved Land are not permitted.	Properties on Malay Reserved Land are off-limits Auction properties are not allowed Levy imposed on foreigners upon approval by the State Authority
Penang (Island)	Direct Purchase (Overhang Units) Strata: RM700,000 or above Landed: RM1,500,000 or above	The purchase price for “overhang units” applies only to Sale and Purchase Agreements signed between 1 January 2024 and 31 December 2024 under Penang’s Home Ownership Campaign. A levy is imposed on foreign buyers upon approval by the state authority Foreign owners can only resell industrial properties after 3 years from the date of the Sale and Purchase Agreement All industrial properties must be sold through auctions.
Penang (Island)	Subsales Strata: RM1,000,000 or above Landed: RM3,000,000 or above	The purchase price for “overhang units” applies only to Sale and Purchase Agreements signed between 1 January 2024 and 31 December 2024 under Penang’s Home Ownership Campaign. A levy is imposed on foreign buyers upon approval by the state authority Foreign owners can only resell industrial properties after 3 years from the date of the Sale and Purchase Agreement All industrial properties must be sold through auctions.
Penang (Mainland Seberang Perai)	Direct Purchase (Overhang Units) Strata: RM400,000 or above Landed: RM750,000 or above	The purchase price for “overhang units” applies only to Sale and Purchase Agreements signed between 1 January 2024 and 31 December 2024 under Penang’s Home Ownership Campaign. A levy is imposed on foreign buyers upon approval by the state authority Foreign owners can only resell industrial properties after 3 years from the date of the Sale and Purchase Agreement All industrial properties must be sold through auctions.
Penang (Mainland Seberang Perai)	Subsales Strata: RM500,000 or above Landed: RM1,000,000 or above	The purchase price for “overhang units” applies only to Sale and Purchase Agreements signed between 1 January 2024 and 31 December 2024 under Penang’s Home Ownership Campaign. A levy is imposed on foreign buyers upon approval by the state authority Foreign owners can only resell industrial properties after 3 years from the date of the Sale and Purchase Agreement All industrial properties must be sold through auctions.
Perak (Zone 1: Ipoh)	Leasehold (60 years) Direct from Developer: Landed & Landed Strata: RM700,000 > RM2,000,000 Strata: RM500,000 > RM2,000,000 Subsale: Landed & Landed Strata & Strata: NOT PERMITTED Freehold: Not Permitted	Since September 2023, non-citizens and foreign companies are not allowed to acquire, own, possess, or inherit freehold properties
Perak (Zone 2: Manjung, Taiping, Teluk Intan, Tanjong Malim, Kampar, Batu Gajah & Kuala Kangsar )	Leasehold (60 years) Direct from Developer: Landed & Landed Strata: RM500,000 > RM1,500,000 Strata: RM350,000 > RM900,000 Subsale: Landed & Landed Strata & Strata: NOT PERMITTED Freehold: Not Permitted	Since September 2023, non-citizens and foreign companies are not allowed to acquire, own, possess, or inherit freehold properties
Perak (Zone 3: Kerian, Perak Tengah, Tapah, Pengkalan Hulu, Gerik, Lenggong & Selama )	Leasehold (60 years) Direct from Developer: Landed & Landed Strata: RM300,000 > RM1,000,000 Strata: RM350,000 > RM750,000 Subsale: Landed & Landed Strata & Strata: NOT PERMITTED Freehold: Not Permitted	Since September 2023, non-citizens and foreign companies are not allowed to acquire, own, possess, or inherit freehold properties
Selangor (Zone 1: Petaling, Gombak, Hulu Langat, Sepang, Klang)	RM3,000,000 or above	All industrial properties are sold via auction
Selangor (Zone 2: Kuala Selangor, Kuala Langat)	RM3,000,000 or above	All industrial properties are sold via auction
Selangor (Zone 3: Hulu Selangor, Sabak Bernam)	RM3,000,000 or above	All industrial properties are sold via auction
Wilayah Persekutuan Kuala Lumpur, Putrajaya & Labuan	RM1,000,000 or above	Limited to foreign companies registered in Malaysia.
Negeri Sembilan	Freehold and Leasehold Tenures RM2,000,000 and above	A manufacturing license from the Ministry of Investment, Trade, and Industry (MITI) is required. Foreigners and foreign companies CANNOT acquire: Malay Reserved Land “Tanah Adat” (Customary Land) Agricultural land (unless through a joint venture for high-impact agricultural projects that do not involve direct property acquisition by foreigners) Bumiputera-designated lots Low-cost or low-medium-cost commercial properties Auction properties State Authority approval is mandatory for any industrial property acquisition by foreigners or foreign companies, even if there are no specific restrictions stated on the title
Melaka	Restricted to a maximum of three units Only commercial properties with three or more stories are allowed, and individual floors cannot be purchased separately A 30-year lease is permitted for Malacca Customary Land (MCL) Properties on a master title (without separate strata titles) may be acquired with State Authority approval Restriction: Shop lots or shop offices with fewer than three stories. Auctioned properties. Petrol stations, except on MCL land, where a 30-year lease is permitted.	For commercial properties, transfers or leases are prohibited for five years from the date of registration in Form 14A. A registrar caveat will be lodged on the title for 60 months. However, vacant land that has yet to be developed may be permitted, subject to conditions set by the State Authority Foreigners are not allowed to acquire industrial properties located within the Heritage Zone in Malacca The inheritance of industrial properties by non-citizens, whether under “hukum faraid” for Muslims or the Small Estates Distribution Act 1955 / Probate Administration Act 1959 for non-Muslims, is subject to the discretion of the State Authority
Johor	Direct purchase from developer / subsale: 1,000,000.00 and above Restriction: Shops or shop offices below three stories, stalls, and service workshops	Transfer by way of love and affection is allowed but subject to a RM10,000 levy per title Transfer under the Distribution Act or court order is permitted, except for Malay Reserved Land, and is not subject to any levy Industrial properties designated as Bumiputera lots within a development cannot be acquired by foreigners unless exempted by the Johor State Secretary’s Office ( Housing Department) Industrial properties listed under the National Heritage Act 2005 are not available for foreign acquisition
Pahang	RM1,000,000 or above	All acquisitions by foreigners require approval from the State Executive Council (EXCO) Levy to pay
Terengganu	RM1,000,000 or above	N/A
Kelantan	RM500,000 or above	N/A
Sabah	RM1,000,000 or above Limited to foreign companies incorporated in Malaysia, including those acquiring properties for tourism-related purposes.	N/A
Sarawak	RM500,000 or above	N/A

Conclusion:

Owning property in Malaysia as a foreigner is a valuable opportunity, but understanding local regulations, taxes, and programs like MM2H or PVIP is key to a smooth process. Stay informed and plan wisely to make the most of your investment.

Reference:
1. Malaysian Bar Council. (2024). Circular No. 444/2024: Restrictions in respect of non-citizens and foreign companies pursuant to Part 33A of the National Land Code.