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Two rulebooks shape one property decision
MM2H approval and permission to buy property in Penang are related, but they are not the same thing. Your purchase must satisfy both the federal programme conditions and the applicable Penang property rules.
Federal MM2H conditions
Category, fixed deposit, minimum age, stay requirement, eligible dependants and the compulsory residence value.
Penang property conditions
Foreign-purchase threshold, property eligibility, state consent, title and use, levies, legal process and completion timing.
Category comparison
MM2H at a glance
All figures below are programme-level requirements and do not replace Penang state approval.
- Fixed deposit
- USD 150,000
- Residence value
- RM 600,000+
- Minimum age
- 25
- Participation fee
- RM 1,000
Renewable pass. Suitable for buyers who can meet the compulsory residence and stay conditions.
- Fixed deposit
- USD 500,000
- Residence value
- RM 1,000,000+
- Minimum age
- 25
- Participation fee
- RM 3,000
A longer renewable pass with a higher deposit and property commitment.
- Fixed deposit
- USD 1,000,000
- Residence value
- RM 2,000,000+
- Minimum age
- 25
- Participation fee
- RM 200,000
The category that permits business activities, employment and a foreign domestic helper, subject to current approvals.
- Fixed deposit
- USD 65,000 age 21–49
USD 32,000 age 50+ - Residence value
- Set for the SEZ development
- Minimum age
- 21
- Participation fee
- RM 1,000
Not a Penang property route: the current SEZ category requires a qualifying residence in Forest City, Johor.
Up to 50% may be withdrawn from the second year for approved purposes, with supporting documents.
Participants below age 50 must collectively meet the current 90-day annual requirement through the principal, spouse or dependants.
The compulsory residence generally cannot be sold for 10 years, except where an approved upgrade is allowed.
Applications are submitted through a licensed MM2H tour operating business to the programme’s One Stop Centre.
Budget RM 5,000 for the principal applicant and RM 2,500 for each dependant, in addition to the category participation fee.
A medical check is compulsory, while health-insurance evidence is generally required for applicants below age 60.
Family eligibility
Who can be included?
The principal applicant may generally include qualifying immediate family members, subject to documents and the current programme assessment.
Application roadmap
A clearer order of action
- 01
Select the category and licensed operator
Match the category to your age, deposit capacity, family plans, stay pattern and intended property budget.
- 02
Prepare and submit the application
Your appointed licensed operator assembles the required documents and submits the application through the MM2H One Stop Centre.
- 03
Assessment and conditional approval
The relevant authorities review security, financial and programme eligibility. Processing times vary by case and document quality.
- 04
Complete endorsement requirements
After conditional approval, complete the required medical check, insurance where applicable, Malaysian bank account, fixed deposit and programme fees before pass endorsement.
- 05
Complete the qualifying property purchase
Choose a residence that complies with both the MM2H category and Penang rules, obtain legal advice and retain all evidence for programme compliance.
Penang property planning
The property minimum is only the first check
A category value does not automatically make every Penang unit eligible. Before reserving a home, check the federal minimum together with the current state threshold and consent rules.
If the applicable Penang threshold is higher, the higher state requirement still governs the purchase.
The unit must also be an eligible property type and obtain any required state consent.
Budget separately for legal fees, duties, consent-related costs and financing arrangements.
Six checks before paying a booking fee
- Does the price meet both the MM2H category and the applicable Penang threshold?
- Is the title and approved use acceptable for foreign ownership and programme compliance?
- Is state consent required, and who manages the submission?
- Will the completion and handover date fit your compliance deadline?
- How does the 10-year holding restriction affect resale and upgrading plans?
- Are joint ownership, financing and beneficiary arrangements documented correctly?
Documentation questions
Points to confirm in writing
Can a jointly owned residence satisfy the requirement?
It may be possible where the registered owners are recognised MM2H participants or eligible dependants, but title structure and evidence matter. Confirm the intended names before signing.
Can a property bought before approval be used?
Eligibility can depend on purchase timing, current directives and the documents available. Obtain written confirmation before relying on an earlier purchase.
When can part of the fixed deposit be withdrawn?
Current programme materials allow up to 50% from the second year for approved purposes such as a residence, education, medical expenses and qualifying tourism activities, with supporting documents.
Can a commercial-title unit under HDA qualify?
Title wording alone is not enough. The approved residential use, programme acceptance and Penang foreign-purchase rules must all be checked for the specific unit.
When does the 10-year holding period begin?
The programme imposes a 10-year restriction on disposing of the compulsory residence. Have your licensed operator and conveyancing lawyer confirm the operative date in your approval and transaction documents.
Before you shortlist
Turn the rules into a workable Penang brief.
Tell us your MM2H category, preferred area, property budget and target move-in date. We can help narrow the property search before you obtain immigration and legal confirmation.
This page is general information, not immigration, legal, tax or financial advice. MM2H and Penang property policies can change. Verify the latest requirements with a licensed MM2H operator and an independent Malaysian conveyancing lawyer before making any payment or commitment.