What is the MM2H visa for property Malaysia?

Last updated on September 22, 2025

Authored by the expert who managed and guided the team behind the Malaysia Property Pack

Everything you need to know before buying real estate is included in our Malaysia Property Pack

The Malaysia My Second Home (MM2H) visa is a long-term residency program that combines property investment with residence permits, offering foreign investors a pathway to live in Malaysia for up to 20 years. Property ownership is mandatory for most MM2H tiers, with minimum investment thresholds ranging from MYR 1 million to MYR 2 million depending on your chosen category.

If you want to go deeper, you can check our pack of documents related to the real estate market in Malaysia, based on reliable facts and data, not opinions or rumors.

Quick Summary:

The MM2H visa requires property purchases between MYR 1-2 million for most tiers, with a 10-year holding period and location restrictions.

As of September 2025, the program offers four main categories: Silver (5 years), Gold (15 years), Platinum (20 years), and Special Economic Zone options (10 years).

MM2H Tier	Validity Period	Fixed Deposit Required	Minimum Property Value	Work Rights
Silver	5 years	USD 65,000 (~MYR 275,000)	SEZ/SFZ zones only	No
Gold	15 years	USD 500,000 (~MYR 2.25 million)	MYR 1 million	No
Platinum	20 years	USD 1 million (~MYR 4.5 million)	MYR 2 million	Yes
SEZ/SFZ	10 years	USD 65,000 (under 50) / USD 32,000 (over 50)	Designated zones only	No

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Malaysia. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Malaysian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Kuala Lumpur, Penang, and Johor Bahru. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What is the MM2H visa for Malaysia?

The MM2H (Malaysia My Second Home) visa is a government-approved long-term residency program that allows foreigners to live in Malaysia for multiple years while requiring property investment.

The program targets retirees, remote workers, and investors seeking a stable Asian base with favorable tax conditions. Unlike tourist visas, MM2H grants multiple-entry privileges and allows you to bring dependents including spouses, unmarried children, and parents over 60 years old.

As of September 2025, the program operates through four main tiers: Silver (5 years), Gold (15 years), Platinum (20 years), and Special Economic Zone categories (10 years). Each tier has different financial requirements, property obligations, and privileges.

The visa essentially functions as a residence-by-investment program where property purchase is mandatory for most categories, making it directly relevant for anyone considering Malaysian real estate investments.

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What are the eligibility requirements for the MM2H visa?

The basic eligibility requirements vary by tier but include minimum age thresholds, health requirements, and clean criminal records.

For Silver tier, applicants must be at least 21 years old, while Gold and Platinum tiers require minimum age of 25 years. All applicants must pass medical examinations at Malaysian government-approved hospitals and maintain valid Malaysian health insurance throughout their stay.

Criminal background checks are mandatory for all adult applicants, requiring Certificates of Good Conduct from your home country. The Malaysian immigration authorities conduct thorough background screenings before approval.

Age-based stay requirements apply: candidates under 50 must spend minimum 90 days annually in Malaysia, while those over 50 typically have this requirement waived. Family members can be included as dependents, with specific eligibility criteria for spouses, children under 21, and parents over 60.

How long is the MM2H visa valid for?

MM2H visa validity periods range from 5 to 20 years depending on your chosen tier, with all categories being renewable upon expiration.

Visa Category	Initial Validity	Renewal Period	Maximum Extensions
Silver	5 years	5 years	Unlimited
Gold	15 years	15 years	Unlimited
Platinum	20 years	20 years	Unlimited
SEZ/SFZ	10 years	10 years	Unlimited
Sarawak S-MM2H	10 years	10 years	Unlimited

What are the financial requirements to apply for the MM2H visa?

Financial requirements center around fixed deposits in Malaysian banks, ranging from USD 32,000 to USD 1 million depending on your age and chosen tier.

Silver tier requires USD 65,000 (~MYR 275,000) fixed deposit, Gold tier demands USD 500,000 (~MYR 2.25 million), and Platinum tier needs USD 1 million (~MYR 4.5 million). These deposits must remain untouched throughout your visa validity period.

Special Economic Zone (SEZ/SFZ) categories offer reduced deposits: USD 65,000 for applicants under 50, and USD 32,000 for those over 50. However, these lower-deposit options restrict you to purchasing property only in designated special zones.

The fixed deposits earn Malaysian bank interest rates, typically 2-4% annually as of September 2025. These funds cannot be withdrawn or used as property down payments, serving purely as financial guarantees to Malaysian authorities.

What is the minimum income required for the MM2H visa?

Most MM2H categories don't specify fixed monthly income requirements, but you must demonstrate sufficient offshore income to support yourself in Malaysia.

For Peninsula Malaysia MM2H tiers (Silver, Gold, Platinum), immigration authorities may request proof of regular offshore income during application review, particularly for higher-tier applications. The income verification helps establish your ability to maintain Malaysian residence without local employment.

Sarawak's S-MM2H program has explicit income requirements: minimum MYR 10,000 monthly for individuals and MYR 15,000 for married couples. This income must be verifiable through bank statements and employment contracts.

Income sources can include pensions, rental income, business profits, or investment returns from your home country. Malaysian authorities prefer consistent, documented income streams over lump-sum savings when evaluating applications.

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What documents are needed to apply for the MM2H visa?

The MM2H application requires a comprehensive document package including personal identification, health records, financial proof, and legal clearances.

Passport copies for principal applicant and all dependents (minimum 18 months validity remaining)
Four recent passport-size photographs per person on white background
Complete medical examination reports from Malaysian government-approved hospitals
Valid Malaysian health insurance policy covering minimum MYR 80,000 medical expenses
Certificate of Good Conduct from your home country police (issued within 6 months)
Bank statements showing fixed deposit placement in Malaysian banks
Property purchase agreements and title documents (for applicable tiers)
Marriage certificates for spouses and birth certificates for dependent children
Curriculum vitae and educational certificates for principal applicants
Sworn declaration letter stating compliance with MM2H conditions

Can property ownership in Malaysia help with the MM2H visa application?

Property ownership is mandatory for Gold and Platinum MM2H tiers and significantly strengthens your application across all categories.

Gold tier requires minimum MYR 1 million property purchase, while Platinum demands MYR 2 million minimum investment. These properties must be purchased before or during your MM2H application process, with sales agreements serving as supporting documentation.

Property investments demonstrate financial commitment to Malaysia and reduce perceived flight risk for immigration authorities. The 10-year property holding requirement ensures long-term investment in Malaysian real estate markets.

Existing property owners applying for MM2H must verify their investments meet minimum value thresholds through professional property valuations. Properties purchased below required minimums necessitate additional investments to qualify.

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What types of properties can you buy under the MM2H visa program?

MM2H visa holders can purchase residential properties only, with commercial, industrial, and hospitality investments explicitly excluded from the program.

Eligible property types include condominiums, apartments, landed houses, and townhouses located in approved areas. Properties must be completed units; off-plan purchases from developers are permitted but require additional documentation and completion guarantees.

For SEZ/SFZ tier applicants, properties must be purchased directly from licensed developers within designated special economic zones. These zones include areas like Forest City in Johor and specific developments in Kuala Lumpur and Penang.

Property values exceeding minimum requirements are encouraged and may strengthen visa applications. Multiple property purchases are allowed and can be combined to meet minimum investment thresholds across different MM2H tiers.

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Are there any restrictions on the location or type of property for MM2H holders?

Location restrictions vary by MM2H tier, with most categories limited to Peninsula Malaysia properties and special zones having their own designated areas.

Gold and Platinum tier holders can purchase properties anywhere in Peninsula Malaysia, including prime locations in Kuala Lumpur, Penang, and Johor Bahru. However, East Malaysia properties (Sabah and Sarawak) require separate state-specific approvals.

SEZ/SFZ category holders face strict location restrictions, limited to purchasing only within government-designated Special Economic Zones and Special Financial Zones. These areas include specific developments in Iskandar Malaysia, selected Kuala Lumpur projects, and approved Penang developments.

All MM2H properties carry a mandatory 10-year holding period. Selling before this period requires purchasing a replacement property of equal or higher value, or risk MM2H visa revocation. Property types remain restricted to residential use only.

How does the MM2H visa affect your ability to work or start a business in Malaysia?

Work and business rights vary dramatically between MM2H tiers, with most categories prohibiting employment while Platinum tier grants full business privileges.

Silver, Gold, and SEZ/SFZ tier holders cannot work for Malaysian employers or operate businesses without separate work permits. These visa holders must rely on offshore income sources and cannot generate Malaysian-sourced income through employment or business activities.

Platinum tier holders enjoy full work authorization, allowing them to accept employment, start businesses, hire employees, and engage in Malaysian business activities without additional permits. This tier also permits hiring domestic helpers and full business investment rights.

Work permit applications for lower-tier MM2H holders require separate immigration procedures and employer sponsorship, similar to standard foreigner employment processes. Business licensing follows normal Malaysian procedures regardless of MM2H status.

What are the tax implications of living in Malaysia with an MM2H visa?

MM2H visa holders benefit from favorable tax treatment on offshore income while remaining subject to Malaysian taxes on local income sources.

Offshore income remitted to Malaysia remains exempt from Malaysian taxation, including foreign employment income, overseas rental income, and international investment returns. This tax exemption applies throughout your MM2H visa validity period.

Malaysian-sourced income faces standard Malaysian tax rates: 0-30% progressive rates for employment income, 24% flat rate for business income, and 5% rate for rental income from Malaysian properties. Property gains tax applies at 30% for disposals within first three years, reducing to 5% after five years.

Annual tax filing requirements apply if you generate Malaysian income or remain in Malaysia over 182 days annually. MM2H holders should maintain clear documentation separating offshore and Malaysian income sources for tax compliance.

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How do you renew or extend your MM2H visa once it expires?

MM2H visa renewal occurs through the official MM2H One Stop Centre every 5-20 years depending on your tier, requiring updated documentation and continued compliance with program requirements.

Renewal applications must be submitted 6 months before expiration, including current passport copies, fresh medical examinations, and valid Malaysian health insurance policies. Financial requirements must be maintained throughout the renewal period.

Property holding obligations continue through renewal periods, with the 10-year minimum holding requirement tracked from original purchase dates. Selling MM2H properties before completing holding periods requires immediate replacement purchases or visa termination.

Upon the principal applicant's death, MM2H visas can transfer to surviving spouses or dependent children through timely notification to immigration authorities and submission of death certificates plus relationship documentation.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

The MM2H visa offers a structured pathway to Malaysian residency through property investment, with different tiers catering to various investment levels and lifestyle preferences.

While most categories restrict work activities, the property investment requirements create opportunities for long-term real estate appreciation in Malaysia's growing property markets.