MM2H Minimum Property Price by State: KL, Selangor, Johor, Penang

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Why “the MM2H minimum” is only half the story

Applicants frequently ask “what’s the minimum property price for MM2H?” and expect a single number. The reality is two-layered: the MM2H tier sets one minimum, but each state sets its own minimum price for foreign buyers, and where the state figure is higher it overrides the tier minimum. So the real minimum for your purchase depends on which state you buy in, the property type, and sometimes the specific location within the state. This article surveys the commonly cited state thresholds as general orientation — but because these figures vary and change, you must confirm the current threshold for your specific state and property type before relying on any number here. (See MM2H Property Purchase Requirement Explained.)

The two-layer rule, restated

The operative principle: your qualifying property must meet the higher of (a) your MM2H tier’s minimum value and (b) the state’s foreign-buyer minimum price for that property type and location. In practice, in the major markets the state foreign-buyer threshold is often the binding constraint, because it can sit at or above the tier minimums. This is why two MM2H applicants on the same tier can face different effective minimums depending purely on where they buy. Always check both layers and budget to the higher one. (See Stamp Duty for MM2H Property Buyers for the duty on top.)

Kuala Lumpur

Kuala Lumpur, the prime market and the focus of much MM2H interest, commonly applies a foreign-buyer minimum often cited around RM1,000,000. KL is where many MM2H buyers concentrate — close to international schools, private hospitals, and the KLCC/TRX/Bukit Bintang corridors — so the threshold here matters to a large share of applicants. Confirm the current KL foreign-buyer minimum and any product-specific rules before committing, as the figure can change and may differ by property type.

Selangor

Selangor, surrounding KL and home to many family-oriented suburbs, sets its own foreign-buyer minimum, which can differ from KL’s and may vary by district and property type within the state. Buyers drawn to Selangor’s suburban communities should confirm the specific threshold for the district and property type they are targeting, rather than assuming it matches KL. State thresholds are set at state level precisely so they can differ from neighbours.

Johor (and the SEZ / Forest City wrinkle)

Johor, increasingly prominent because of its proximity to Singapore and cross-border economic links, commonly applies a foreign-buyer minimum often cited around RM1,000,000, with certain zone-specific exceptions (for example, designated developments may have different treatment). Johor is also where the SEZ / Forest City route sits — and that route is distinct: it requires buying from the designated developer, on a compressed timeline, rather than choosing freely on the open market. If you are considering Johor, be clear whether you are pursuing a standard mainland-tier purchase or the SEZ route, because the rules differ materially. (See Is the MM2H SEZ / Forest City Tier Worth It?)

Penang (strata versus landed)

Penang is the clearest example of why property type matters: it commonly applies different foreign-buyer minimums for strata (condominium) versus landed property, with the landed threshold typically much higher than the strata one (figures often cited around RM1,000,000 for strata and a notably higher figure for landed). Penang also sometimes applies an additional levy on foreign purchases. A buyer who assumes a single Penang minimum can badly misjudge the budget for a landed home. Confirm the current strata and landed thresholds, and any levy, for your target property.

Why thresholds differ — and change

State minimum prices for foreign buyers exist as a policy lever: states use them to balance welcoming foreign investment against protecting local housing access, and they adjust them over time and by property type and location. That is why there is no single national MM2H property minimum, and why any figure (including those cited here as common orientation) must be treated as indicative and verified against current state policy at the time of your purchase. The 2026 environment in particular has seen active property-policy change, including the foreign-buyer stamp duty increase, so currency of information matters. (See MM2H Total Cost Breakdown.)

How to confirm the current figure for your purchase

Do not rely on a blog figure — including this one — as the final word. Confirm the current foreign-buyer minimum for your specific state, property type and location through your conveyancer and your licensed agent, and cross-check against current state guidance, before signing anything. Because the state threshold can override the MM2H tier minimum, getting this wrong risks buying a property that does not qualify — a costly way to miss the property deadline. Build the verified, higher-of-the-two figure into your budget, then add the stamp duty and transaction stack on top. (See Missing the 12-Month MM2H Property Deadline.)

Why the state layer matters more than the tier layer

For many MM2H buyers in the prime markets, the state foreign-buyer threshold — not the MM2H tier minimum — is the number that actually governs their purchase, and understanding why prevents budgeting errors. States set minimum foreign-buyer prices as a housing-policy lever, and in the high-demand markets that attract most MM2H interest (KL, parts of Selangor, Johor’s cross-border zones, Penang), those thresholds often sit at or above the tier minimums. The result is that an applicant who budgets only to their tier minimum can find the binding requirement is meaningfully higher because of the state rule. The two-layer “higher of” principle is not a technicality; in the prime markets it is frequently the difference between a property that qualifies and one that does not.

Property type compounds this. Penang’s split between strata and landed is the clearest example — assuming a single Penang figure can badly misjudge a landed-home budget — but type and location nuances exist elsewhere too. The practical upshot is that “the MM2H property minimum” is genuinely meaningless without specifying state, type and location.

A state-threshold verification checklist

Because these figures vary and change, treat any number (including those cited here as orientation) as a starting point to verify, not a fact to rely on. Before committing, confirm: the current foreign-buyer minimum for your specific state; whether that figure differs by property type (notably strata versus landed, as in Penang) and by location/zone within the state (notably Johor’s designated zones); whether any additional state levy applies (as Penang has sometimes applied); how the state figure compares to your MM2H tier minimum, so you budget to the higher of the two; and the stamp duty and transaction stack to add on top. Verify through your conveyancer and licensed agent, cross-checked against current state guidance, before signing anything — because buying a property that turns out not to meet the binding threshold is a costly way to miss the post-endorsement property deadline. The 2026 environment has seen active property-policy change, so currency of information is especially important here.

Frequently Asked Questions

Is there a single MM2H minimum property price?

No. Your qualifying property must meet the higher of your MM2H tier minimum and the state’s foreign-buyer minimum for that property type and location. The state figure often binds in the major markets, so the real minimum depends on where and what you buy. Confirm the current figure for your specific case.

What are the typical thresholds in KL, Johor and Penang?

Commonly cited figures include around RM1,000,000 in KL and Johor (with zone-specific exceptions), and in Penang a split between strata (often around RM1,000,000) and a notably higher landed threshold, sometimes with an additional levy. These are indicative only — verify current state figures before relying on them.

Why does Penang have two different minimums?

Penang commonly sets different foreign-buyer minimums for strata (condominium) versus landed property, with landed much higher. This is why assuming a single Penang figure can badly misjudge a landed-home budget. Confirm both the strata and landed thresholds, plus any levy, for your target property.

Does the state minimum override my MM2H tier minimum?

Where the state foreign-buyer minimum is higher than your tier minimum, the state figure effectively governs — you must meet the higher of the two. Always check both layers and budget to the higher one, then add stamp duty and transaction costs.

Related Articles

• MM2H Property Purchase Requirement Explained (All Tiers)
• Is the MM2H SEZ / Forest City Tier Worth It?
• Stamp Duty for MM2H Property Buyers: 2026 Foreign-Buyer Rates

References

• State land authorities and foreign-ownership minimum-price policies (confirm current figures)
• MOTAC MM2H Guidelines — mm2h.gov.my
• Property practitioner commentary on state thresholds (Global Law Experts; PropCashflow; Alestria)

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