Malaysia MM2H Visa (2026): Tiers, FD Rules, Property Thresholds & Application Pathway

The Malaysia MM2H visa formally the Malaysia My Second Home programme remains one of Asia-Pacific’s most established long-term residency schemes for retirees, families, and high-net-worth individuals. Following a significant policy reset, the 2026 programme now operates under a consolidated four-tier structure (Silver, Gold, Platinum, and SEZ), with raised fixed-deposit thresholds, clarified property-purchase routes, stricter licensed-agent submission rules, and a 10-year renewable multiple-entry visa (MEV). Whether you are a UK or Australian retiree, a GCC-based professional, or a Singaporean or Chinese national exploring a Malaysia retirement visa alternative, this lawyer-reviewed guide explains every requirement, step, and compliance point you need to understand before applying.

• Programme tiers: Silver / Gold / Platinum / Special Economic Zone (SEZ)
• Visa length: 10-year multiple-entry visa (MEV), renewable
• Minimum annual stay: 90 cumulative days per year
• Licensed-agent rule: MOTAC-regulated; agents are required or strongly recommended for most applicants under the 2026 framework
• Key financial instruments: Fixed deposit (FD) with a licensed Malaysian bank, or qualifying property purchase (tier-dependent)

Quick Summary: What the Malaysia My Second Home Programme Offers Now

The 2026 iteration of the MM2H programme consolidates earlier interim rules into a single, tiered framework administered by the Ministry of Tourism, Arts and Culture (MOTAC), with visa endorsement handled by the Immigration Department of Malaysia. The programme is open to citizens of most countries, subject to security and health clearances. Applicants choose from four tiers Silver, Gold, Platinum, or SEZ each carrying distinct fixed-deposit, property, and income thresholds. Successful participants receive a 10-year social-visit pass with multiple-entry privileges, renewable subject to continued compliance. A minimum stay of 90 days per calendar year applies across all tiers. Dependants (spouses, qualifying children, and parents) may be included, and participants may purchase residential property above state-set minimums. All applications must be submitted through MOTAC-approved channels, and the 2026 rules place heightened emphasis on licensed-agent involvement for document submission and Immigration liaison.

At-a-Glance Tiers: Silver / Gold / Platinum / SEZ

The table below summarises the core financial and residency parameters for each MM2H tier as published by MOTAC’s official MM2H portal. Figures should be verified against the portal before making any application decisions.

All figures last checked: 5 August 2026. Verify current thresholds at mm2h.gov.my before submitting.

Silver is designed for retirees and moderate-income applicants who want affordable long-term residency. Gold targets professionals and families with greater financial capacity. Platinum appeals to high-net-worth investors seeking Malaysia as a regional base. The SEZ tier linked to Special Economic Zones such as Forest City in Johor offers reduced FD placement and distinct property-purchase terms, but imposes holding-period restrictions on resale. Industry observers expect the SEZ tier to attract particular interest from GCC and Chinese applicants seeking combined residency and real-estate exposure.

Step-by-Step Application Pathway for the Malaysia MM2H Visa

1. Pre-check: eligibility and document assembly. Confirm that you meet age, health, and financial requirements for your chosen tier. Assemble core documents: valid passport (minimum 12 months remaining), police-clearance certificate from your country of citizenship and any country of recent residence, full medical report from a Malaysian panel doctor (or equivalent), proof of offshore income or pension, and certified bank statements. A full application checklist is published by MOTAC.

2. Choose your tier and route (FD vs. property). Decide whether to satisfy the financial threshold through a fixed deposit or a qualifying property purchase or a combination where permitted. If using the property route, confirm the minimum purchase price in the relevant state (Penang, Sabah, Sarawak, Federal Territories, or Johor SEZ), as state-level minimums may exceed the federal MM2H floor. Refer to state land-office (PTG) guidance for exact figures.

3. Appoint a licensed MM2H agent or submit directly. Under the 2026 framework, MOTAC strictly regulates licensed-agent involvement. While direct application is technically possible in limited circumstances, the vast majority of applicants especially non-residents are required or strongly advised to engage a MOTAC-licensed agent. Licensed agents handle document submission, liaise with MOTAC and Immigration, and coordinate banking and medical steps. Always verify agent credentials against the MOTAC licensed-agents list before engagement.

4. Conditional approval and supporting steps. Once MOTAC reviews and conditionally approves the application (typical processing: 8–12 weeks, with state-level variance), the applicant must obtain sponsorship or guarantee letters (where required), complete panel medical checks in Malaysia, and post any required security bonds. Delays commonly arise from insufficient FD proof, unclear state consent for property, or incomplete medical documentation.

5. Place the fixed deposit or complete property purchase. Open a local bank account with a licensed Malaysian bank, place the required FD, and obtain the bank’s FD confirmation letter and certificate. For the property route, execute the sale-and-purchase agreement and apply for State Authority Consent. Banking compliance including AML/KYC checks and Bank Negara Malaysia (BNM) foreign-exchange policy requirements must be observed at this stage.

6. Visa endorsement at Immigration. Submit the FD certificate (or property completion evidence), conditional-approval letter, medical insurance confirmation, and passport to the Immigration Department. Immigration issues the MM2H social-visit pass and MEV endorsement. Typical processing is 2–4 weeks after bank proof is lodged.

7. Post-approval compliance. Maintain valid medical insurance, observe the 90-day annual minimum stay, and do not allow the FD to fall below the required maintenance level. FD withdrawal requests, property transfers, or changes of dependant must be processed through Immigration using the prescribed forms.

Key MM2H Requirements and Eligibility

The following checklist summarises core eligibility criteria across all MM2H tiers:

• Age: No universal minimum age for the main applicant under most tiers (the Silver tier may apply age-related income bands for retirees vs. working-age applicants confirm with MOTAC).
• Income / pension: Applicants must demonstrate minimum offshore income or pension sufficient for the chosen tier. Proof typically includes tax returns, employer letters, or pension statements.
• Fixed deposit or property: Must meet the FD or property threshold for the selected tier (see At-a-Glance table above).
• Criminal record: A clean police-clearance certificate from the applicant’s country of citizenship (and any country where the applicant has resided for 12+ months).
• Medical fitness: A medical report from a Malaysian panel doctor confirming the applicant is free from communicable diseases.
• Medical insurance: Valid health-insurance coverage in Malaysia for the duration of the pass.
• Passport validity: Minimum 12 months at the time of application.

Dependants: Who Qualifies and Age Limits

The MM2H programme permits inclusion of the following dependants under the principal applicant’s pass:

• Spouse: Legally married spouse (marriage certificate required).
• Children under 21: Biological, step, or legally adopted children (birth certificate or adoption order required).
• Children aged 21–34: Must be single and unemployed while in Malaysia; proof of student status or dependency required.
• Medically certified dependent children: No age limit if certified as medically dependent (medical documentation required).
• Parents and parents-in-law: May be added subject to MOTAC/Immigration approval and additional documentation.

Domestic helpers may also be sponsored under the principal’s MM2H pass, subject to Immigration guidelines and separate work-permit requirements. Each dependant incurs an additional application and visa-endorsement fee consult MOTAC’s checklist for the current schedule.

Fixed-Deposit Mechanics: How Much, Hold/Withdraw Rules, Bank & Tax Considerations

The MM2H fixed deposit is the programme’s central financial instrument. Understanding placement, maintenance, and withdrawal rules is essential for compliance and planning.

Placement and Acceptable Institutions

The FD must be placed with a licensed Malaysian commercial bank (Bank Negara-regulated). The FD certificate must be in the principal applicant’s name (some banks accept joint-name FDs with a spouse verify bank policy individually). The FD must be placed for the minimum term stipulated by MOTAC (typically 12 months, auto-renewable). Upon placement, the bank issues a confirmation letter and FD certificate, which must be submitted to Immigration for visa endorsement.

Withdrawal Mechanics

After the first year, participants may apply to withdraw a portion of the FD for approved purposes:

• Approved uses: Purchase of a residence, purchase of a car, children’s education fees in Malaysia, and medical expenses.
• Maximum withdrawal: Varies by tier; the remaining FD must not fall below the prescribed maintenance level.
• SEZ special rule: Participants in the SEZ tier may withdraw up to 50% of the principal for approved uses, subject to MOTAC and Immigration authorisation.
• Required documentation: Immigration authorisation form (available from the Immigration Department), bank confirmation of current FD balance, and supporting evidence (e.g., sale-and-purchase agreement for property, invoice for education or medical).

Interest and Tax Considerations

Interest earned on the FD is generally subject to Malaysian tax rules. The Inland Revenue Board (LHDN) provides guidance on the tax treatment of bank interest for individuals. Whether a participant is taxed as a resident or non-resident depends on the number of days spent in Malaysia during the assessment year MM2H holders who meet the 182-day threshold may be treated as tax residents. Foreign-currency FDs are permissible at certain banks, but participants should be aware of exchange-rate risk and must comply with BNM’s foreign-exchange policy notices regarding non-resident external accounts and repatriation. Premature uplift of the FD (before the agreed term) typically incurs a bank penalty and loss of accrued interest. Participants are strongly advised to consult qualified tax counsel on resident vs. non-resident implications before placing or restructuring the FD.

Banking Compliance

All FD placements are subject to AML/KYC due diligence by the receiving bank. BNM foreign-exchange notices govern how foreign funds may be brought into Malaysia and how proceeds may be repatriated. Participants should confirm in advance that their chosen bank accepts MM2H FDs, supports the required joint-name arrangements (if applicable), and can issue the specific confirmation letters Immigration requires.

Property Rules and Regional Variations

Land and property matters in Malaysia are state-level jurisdictions. The MM2H federal programme sets minimum property-purchase thresholds per tier, but state land-office (PTG) minimums take precedence where they are higher. All foreign property purchases require State Authority Consent under Section 433B of the National Land Code.

Penang

Penang applies separate minimum thresholds for island (Pulau Pinang) and mainland (Seberang Perai) properties, and distinguishes between strata (apartment/condominium) and landed (house/bungalow) titles. The Penang PTG publishes current thresholds, state consent fees, and levy schedules. MM2H participants may benefit from certain state-level concessions always verify the latest Penang PTG guidance before committing to a purchase. (Last checked: 27 July 2026.)

Sabah and Sarawak (East Malaysia)

Sabah and Sarawak operate under separate land codes distinct from the National Land Code applicable in Peninsular Malaysia. Property-purchase thresholds may be lower in some divisions, but the state consent process is separately administered. Sarawak also operates its own S-MM2H programme with distinct eligibility criteria. Applicants considering East Malaysia property should engage local counsel familiar with the relevant state land code and PTG requirements.

Federal Territories and Johor (Including SEZ / Forest City)

In the Federal Territories (Kuala Lumpur, Putrajaya, Labuan), the federal MM2H minimums generally apply. In Johor particularly within SEZ developments such as Forest City special purchase rules may apply, including mandatory holding-period restrictions (e.g., a “no sale for 10 years” clause) and SEZ-specific compliance conditions published on the MM2H portal.

Conveyancing Checklist

• State Consent application: Submit simultaneously with or shortly after executing the sale-and-purchase agreement; processing typically takes 3–6 months.
• Conveyancing lawyer: Engage a Malaysian-qualified conveyancing lawyer to handle the transaction, title search, and State Consent liaison.
• Deposit structuring: Confirm how deposits are held (typically in a stakeholder account) pending State Consent approval.

Renewals and Transfers

The MM2H pass is initially granted for up to 10 years. Renewal or extension is subject to MOTAC’s prevailing rules at the time of application historically, renewals are processed in 5-year windows. Renewal requires submission of updated documents (passport, medical insurance, FD confirmation), payment of the renewal fee, and evidence of compliance with the 90-day minimum stay requirement.

Change of principal: In the event of the principal applicant’s death or incapacity, the spouse or qualifying dependant may apply to assume principal status. MOTAC and Immigration prescribe the required forms and supporting documents.

Termination and FD reclaim: Participants who wish to exit the programme must apply to Immigration using the prescribed termination and FD-withdrawal forms. Upon approval, the bank releases the FD balance. Processing typically takes 4–8 weeks. SEZ participants should note that property resale restrictions (e.g., a 10-year no-sale rule) may continue to apply even after programme termination.

Comparison: MM2H Tiers and Practical Alternatives

For applicants evaluating alternatives beyond Malaysia, the table below provides a high-level comparison. Cross-jurisdictional planning should always involve qualified legal counsel.

Downloadable Resources and Planning Tools

To support informed decision-making, the following lawyer-reviewed resources are available for MM2H applicants:

• MM2H Application Checklist: A comprehensive document checklist aligned to MOTAC’s official requirements, covering all four tiers and including a 12-week preparation timeline.
• FD Withdrawal & Timing Calculator: An interactive tool for estimating hold periods, permitted withdrawal amounts, and indicative tax considerations based on tier selection and FD currency.
• State Property Minima Quick-Lookup: A concise reference covering Penang (island/mainland), Sabah, Sarawak, Federal Territories, and Johor SEZ with PTG source references and last-checked dates.

All resources are reviewed by qualified legal professionals and aligned to official MOTAC and Immigration guidance. Applicants should treat these tools as starting-point references and always verify current figures with the relevant authority or qualified local counsel before making financial commitments under the Malaysia MM2H visa programme.

Sources

• Malaysia My Second Home (MM2H) SEZ & Programme Pages, Ministry of Tourism / Official MM2H Portal (Last checked: 5 August 2026)
• MOTAC Application Checklist, Malaysia My Second Home (MM2H) Programme (Last checked: 5 August 2026)
• Immigration Department of Malaysia Malaysia My Second Home (Last checked: 5 August 2026)
• Pejabat Tanah dan Galian Negeri Pulau Pinang (Penang Land Office) Foreign Land Acquisition (Last checked: 27 July 2026)
• Bank Negara Malaysia Foreign Exchange Policy (FEP) Notices (Last checked: 5 August 2026)
• Lembaga Hasil Dalam Negeri (LHDN) Official Guidance on Personal Income Tax (Last checked: 5 August 2026)