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MM2H Requirements & Costs 2026

02/07/2026

MM2H requirements and costs are the two things every applicant needs to get right before committing to Malaysia My Second Home — and they are also where most online information is out of date. Many articles still quote the old RM1.5 million liquid-asset rule and the RM40,000 monthly income requirement, both of which were removed when the programme was relaunched under MOTAC in July 2024. This guide sets out exactly what MM2H requires in 2026, tier by tier, and what it actually costs, including the fees that are often left out of an initial quote. Every figure reflects the rules in force as of July 2026.

In short, MM2H is a renewable long-stay visa — not permanent residency and not citizenship. There are four tiers: SEZ, Silver, Gold, and Platinum. Each requires a fixed deposit in a Malaysian bank and a mandatory property purchase, and every application must go through a licensed agent as direct applications are no longer accepted. Realistically, budget from roughly USD 200,000 all-in for the Silver tier up to USD 1.3 million or more for Platinum.

Table of Contents

MM2H Requirements: What the Programme Is (and Is Not)

Malaysia My Second Home is a renewable social visit pass with multiple-entry privileges, administered by the One Stop Centre under the Ministry of Tourism, Arts and Culture (MOTAC) alongside the Immigration Department. Understanding what it is not prevents the most common misunderstandings.

It is not permanent residency. MM2H does not create a pathway to PR.
It is not citizenship. Citizenship is a separate process handled by the National Registration Department.
It is not a work visa — except at the Platinum tier, which alone permits work and business activity.

What you do get is the legal right to live in Malaysia long-term (5 to 20 years depending on tier), come and go freely, buy property, open local bank accounts, use the healthcare system, and bring your family — all while keeping your original citizenship.

MM2H Requirements by Tier: The Four Options at a Glance

There are four MM2H tiers in 2026, each defined by its fixed deposit, minimum property value, and visa duration. The SEZ/SFZ tier is linked exclusively to Forest City in Johor, where property must be bought directly from a designated developer, and is the lowest-cost route into West Malaysia. The overwhelming majority of applicants choose Silver — in 2025 it accounted for roughly 83% of all approvals.

SEZ/SFZ Tier

Fixed deposit: USD 32,000–65,000
Minimum property: RM 500,000 (Forest City only)
Visa duration: 10 years
Minimum age: 21
Work and business rights: No

Silver Tier

Fixed deposit: USD 150,000
Minimum property: RM 600,000
Visa duration: 5 years
Minimum age: 25
Work and business rights: No

Gold Tier

Fixed deposit: USD 500,000
Minimum property: RM 1,000,000
Visa duration: 15 years
Minimum age: 25
Work and business rights: No

Platinum Tier

Fixed deposit: USD 1,000,000
Minimum property: RM 2,000,000
Visa duration: 20 years
Minimum age: 25
Work and business rights: Yes (work, business ownership and a domestic helper are permitted)

Across all four tiers, the 90-day annual stay rule applies only to applicants under 50; those aged 50 and above have no minimum stay requirement.

MM2H Requirements: General Eligibility in 2026

To qualify for MM2H in 2026, applicants must meet the following core requirements:

Nationality: be a citizen of a country with diplomatic relations with Malaysia. There are no nationality exclusions.
Minimum age: 21 for SEZ/SFZ, and 25 for Silver, Gold, and Platinum.
Fixed deposit: place the required deposit in an approved Malaysian bank.
Property: purchase a qualifying residential property within the required timeframe.
Medical examination: pass a check at a MOTAC-appointed panel clinic in Malaysia (after approval, before endorsement).
Medical insurance: hold valid Malaysian medical coverage — applicants under 60 must maintain a local policy.
Letter of Good Conduct: provide a clean criminal record from your country of nationality, certified by the Malaysian Embassy or High Commission.
Licensed agent: apply through a licensed MM2H agent, as direct submissions to the government are not accepted.

The 90-Day Stay Requirement

Applicants aged 25 to 49 must spend at least 90 cumulative days per year in Malaysia. The 90 days can be shared among dependents, so one family member spending 90 days can satisfy the requirement for the principal. Applicants aged 50 and above have no minimum stay requirement at all.

Who Can Be a Dependent

Spouse
Unmarried children up to age 34 (not employed in Malaysia)
Disabled children (no age limit)
Parents and parents-in-law

MM2H Fixed Deposit Requirements and Costs

The fixed deposit is placed in an approved Malaysian bank after conditional approval, at the time of visa endorsement. Approved banks include Maybank, CIMB, Public Bank, RHB, and AmBank. The required amounts by tier are:

SEZ/SFZ: USD 65,000 (aged 21–49) or USD 32,000 (aged 50 and above)
Silver: USD 150,000 (approximately RM 610,000 at current rates)
Gold: USD 500,000 (approximately RM 2.04 million)
Platinum: USD 1,000,000 (approximately RM 4.09 million)

The USD/MYR rate is approximately 4.09 as of July 2026. Because deposits are denominated in USD, the ringgit cost moves with the exchange rate, which is worth timing carefully — the rate has swung between roughly 3.88 and 4.29 over the past year.

The 50% Withdrawal Rule

From year two onwards, you may withdraw up to 50% of the fixed deposit, but only for approved purposes: a Malaysian property purchase, children’s education in Malaysia, or medical expenses in Malaysia. The 50% cap applies to the combined total across all purposes, not per category. The remaining 50% must stay in the bank for the duration of the pass and must be topped back up to the full amount at renewal if withdrawals have been made; failing to maintain the balance is grounds for revocation.

A common trap is that funds can only be withdrawn for property after the purchase is complete, because the authorities need to see the signed Sale and Purchase Agreement before releasing the money. And if you already own Malaysian property bought more than two years before your visa endorsement, it can qualify you for the visa but cannot be used to trigger the withdrawal.

Fixed Deposit Interest

Interest is tax-exempt under the programme’s foreign-funds exemption. Rates at major banks in 2026 run roughly 2.0% to 3.5% per annum depending on the bank and any promotional offers, so it is worth shopping around as the difference is material over a multi-year hold. Note that fixed deposit interest does not count as offshore income.

MM2H Property Requirements: The Mandatory Purchase

The requirement that surprises the most applicants is that buying property is compulsory, not optional, for all mainland tiers including SEZ. The minimum purchase values are RM 500,000 for SEZ/SFZ (Forest City, from the developer only), RM 600,000 for Silver, RM 1,000,000 for Gold, and RM 2,000,000 for Platinum.

Key Property Rules to Understand

Timing: for Silver, Gold, and Platinum, the purchase must be completed within 12 months of visa endorsement. For SEZ/SFZ, it generally must be completed before endorsement.
State minimums override tier minimums: Kuala Lumpur, Selangor, Penang, and Johor set their own foreign-buyer thresholds, often RM 1,000,000 or higher. Where the state minimum is higher than your tier minimum, the state figure applies — so a Silver applicant hoping to buy at RM 600,000 is effectively excluded from central KL, Penang island, and much of Selangor.
10-year lock-in: property purchased under MM2H generally cannot be sold for 10 years, enforced at the state land authority level. You can upgrade to a higher-value property, but selling early can cost you your visa.
Residential only: the property must be residential, which includes SOHO units and serviced apartments.
Stamp duty applies, with revised foreign-buyer rates introduced in early 2026, so factor this into the budget.

Matching the property to both the tier requirement and the applicable state minimum, so that the purchase actually qualifies, is one of the easiest things to get wrong and one of the most expensive.

MM2H Costs: Full Breakdown by Tier

Here is what MM2H actually costs all-in. The fixed deposit is refundable if you leave the programme; everything else is a genuine cost.

Silver Tier: total upfront from about USD 200,000

Fixed deposit (refundable): USD 150,000 (approximately RM 610,000)
Property purchase (minimum): RM 600,000+
Agent/professional fee: RM 40,000
Participation fee (one-off): RM 1,000
Medical checkup: RM 500–1,500 per person
Insurance (year one): included in the agent fee

Gold Tier: total upfront from about USD 640,000

Fixed deposit (refundable): USD 500,000 (approximately RM 2.04 million)
Property purchase (minimum): RM 1,000,000+
Agent/professional fee: RM 55,000
Participation fee (one-off): RM 3,000

Platinum Tier: total upfront from about USD 1,300,000

Fixed deposit (refundable): USD 1,000,000 (approximately RM 4.09 million)
Property purchase (minimum): RM 2,000,000+
Agent/professional fee: RM 70,000
Participation fee (one-off): RM 200,000

The Platinum RM 200,000 participation fee is the big one — it is a non-refundable government charge on top of everything else, and it is what makes Platinum genuinely a high-net-worth-only tier.

SEZ/SFZ Tier: the lowest-cost West Malaysia route

Fixed deposit (refundable): USD 32,000–65,000
Property (Forest City): RM 500,000+
Agent/professional fee: RM 40,000
Participation fee (one-off): RM 1,000

As a rule of thumb, have at least USD 250,000 in accessible funds before seriously considering the programme, so you can cover the fixed deposit, the property down payment, and fees comfortably.

MM2H Government and Agent Fees Explained

The professional handling fee is regulated by MOTAC and set per tier for the principal applicant: RM 40,000 for Silver and SEZ, RM 55,000 for Gold, and RM 70,000 for Platinum. By law this fee is meant to cover application processing, the mandatory medical checkup, the first year of medical insurance, translation if needed, the security bond, and the visa/MEV fees for the principal applicant. Always confirm in writing exactly what is included and what dependents will cost.

The one-off government participation fee (non-refundable) is RM 1,000 for Silver and SEZ, RM 3,000 for Gold, and RM 200,000 for Platinum. Renewal fees per cycle run RM 1,500 for Silver, RM 3,000 for Gold, RM 5,000 for Platinum, and RM 300 for SEZ/SFZ, plus a fixed pass fee of around RM 500 per year and a nationality-dependent visa fee.

When choosing an agent, remember that outcomes depend heavily on competence — document errors at submission are a leading cause of delays. Prioritise agents with recent approvals in your tier and verifiable references over the cheapest quote.

MM2H Ongoing Costs and Conditions

Beyond the upfront outlay, applicants should budget for several ongoing commitments:

Maintaining the fixed deposit for the life of the visa, topped up after any withdrawal.
Medical insurance premiums each year, which rise significantly after age 65.
The 90-day annual stay if you are under 50, including travel and accommodation.
Property holding costs such as assessment, quit rent, maintenance, and the 10-year sale restriction.
Cost of living — a couple lives comfortably on roughly RM 6,000–9,000 per month (USD 1,500–2,200) in Penang or KL, and more in central Kuala Lumpur.

A Note on Tax

Malaysia does not tax foreign-sourced income for non-residents (those present under 182 days a year). The distinction between the 90-day stay requirement and the 182-day tax-residence threshold matters for your tax position and is worth planning deliberately with a qualified cross-border tax adviser. This guide is general information, not tax or legal advice.

Sarawak S-MM2H: The Alternative Route

Sarawak runs its own programme, independent of the mainland scheme, with a fundamentally different structure. Its main features are:

No mandatory property purchase.
Income or asset based: single applicants show RM 10,000 per month income or RM 100,000 liquid assets; couples show RM 10,000 per month or RM 150,000 liquid assets.
A fixed deposit of RM 500,000 in a Sarawak-based bank, with 50% withdrawable after one year.
A 10-year renewable visa.
A minimum stay of just 15 days per year in Sarawak.
No minimum age.

For applicants who want lower cost and more flexibility, and who do not need to be in West Malaysia, Sarawak is often the cheapest overall path.

MM2H Requirements and Costs: Frequently Asked Questions

Do I really have to buy property for MM2H?

Yes, for all mainland tiers (Silver, Gold, Platinum, and SEZ). The only exception is Sarawak’s S-MM2H. The purchase must meet both your tier minimum and the state minimum for foreign buyers.

Is the MM2H fixed deposit refundable?

Yes. If you exit the programme or do not renew, the deposit is returned. Participation fees, processing fees, and agent fees are not refundable.

Can I apply for MM2H without an agent?

No. All applications must go through a licensed operator. MOTAC does not accept direct applications.

How long does MM2H approval take?

The government indicates a maximum of about three months (13 weeks) after submission, though in practice the full journey — documents, approval, endorsement, and property — often runs 6 to 12 months.

Which MM2H tier should I choose?

Silver is by far the most popular and the entry point for most applicants. Gold suits those who can comfortably place USD 500,000. Platinum is for high-net-worth applicants who need work or business rights. SEZ is the lowest-cost route into West Malaysia (Forest City), while Sarawak is often cheapest overall.

Does MM2H lead to permanent residency or citizenship?

No. It is a long-term social visit pass. Permanent residency and citizenship are entirely separate processes.

Do the under-50 and over-50 MM2H rules really differ that much?

Yes. Under 50, you must spend 90 days per year in Malaysia. At 50 and above, there is no minimum stay requirement at all.

Can I work on an MM2H visa?

Only on the Platinum tier. Silver, Gold, and SEZ holders cannot work or run a business.

References

Ministry of Tourism, Arts and Culture (MOTAC) — official Malaysia My Second Home programme guidelines.
Malaysia My Second Home Centre — official programme portal at malaysiamm2h.com.my.
Immigration Department of Malaysia — social visit pass and endorsement procedures.
Sarawak Immigration / S-MM2H — Sarawak Malaysia My Second Home programme requirements.

Important Notice

MM2H requirements, fees, exchange rates and immigration policies may change.

Always verify the latest thresholds and figures with the relevant Malaysian government authorities or authorised programme operators before making any financial or relocation decisions. This guide is independent, general information and does not constitute legal, tax, or financial advice; figures reflect the rules in force as of July 2026.