Malaysia My Second Home (MM2H) remains one of Southeast Asia's most established long-stay visa programmes, allowing foreign nationals to live in Malaysia on a renewable, long-term basis. The programme was significantly restructured in 2021, and the current three-tier system introduced in 2024 continues to apply in 2026. Whether you are a retiree looking for a tropical base or a working professional seeking a second home with property investment potential, understanding the latest MM2H requirements is essential before committing your capital.
This guide breaks down every tier, the financial thresholds, property purchase rules, and the full application process so you can plan with confidence.
What Is MM2H (Malaysia My Second Home)?
MM2H is a government-administered long-stay programme under the Ministry of Tourism, Arts and Culture (MOTAC). It grants successful applicants a renewable social visit pass (visa) that allows them to live in Malaysia for an extended period, typically five to fifteen years depending on the tier.
The programme is not a path to permanent residency or citizenship. Instead, it functions as a long-stay visa tied to financial commitments, including a fixed deposit in a Malaysian bank and, in most cases, property ownership. Participants can enter and leave the country freely, bring dependents, and access Malaysian healthcare and education.
Key characteristics of MM2H include:
- Renewable visa tied to maintaining the financial requirements throughout the visa period.
- No obligation to stay full-time in Malaysia, though participants must visit at least once per year.
- Ability to purchase property subject to the minimum thresholds of each tier and the state-level foreign ownership rules.
- Open to most nationalities, with some exceptions based on bilateral agreements and security considerations.
The programme was paused in 2020, relaunched with stricter criteria in 2021, and then reformed into the current Silver, Gold, and Platinum tiers in 2024. The 2026 requirements carry forward from the 2024 framework with no major structural changes announced at the time of writing.
MM2H Three-Tier System: Silver, Gold, Platinum
The three-tier structure allows applicants to choose a level that matches their financial capacity. Higher tiers unlock longer visa durations, lower property minimums relative to income, and additional privileges.
| Requirement | Silver | Gold | Platinum |
|---|---|---|---|
| Fixed Deposit (FD) | RM150,000 | RM500,000 | RM1,000,000 |
| Minimum Property Purchase | RM600,000 | RM1,000,000 | RM2,000,000 |
| Offshore Income (Monthly) | RM10,000 | RM20,000 | RM40,000 |
| Liquid Assets (Proof) | RM600,000 | RM1,500,000 | RM3,000,000 |
| Visa Duration | 5 years (renewable) | 10 years (renewable) | 15 years (renewable) |
| Age Requirement | No minimum | No minimum | No minimum |
| Dependents | Spouse + children under 21 | Spouse + children under 25 | Spouse + children under 25 + parents |
| Domestic Helper | Not included | 1 permitted | 2 permitted |
Important notes on the table above:
- The fixed deposit must be placed in a Malaysian bank approved by MOTAC within 90 days of approval.
- Offshore income refers to verifiable income sourced from outside Malaysia, such as pension, rental income, dividends, or employment salary.
- Liquid assets include savings, investments, and fixed deposits held in any country, verified through bank statements covering the preceding three to six months.
- Property minimums are national thresholds. Individual states may impose higher minimum prices for foreign buyers. For example, Selangor requires a minimum of RM2,000,000 for foreign purchases in Zone 1 areas.
For a full breakdown of state-level price floors, see our guide on foreigners buying property in Malaysia.
MM2H Property Purchase Requirements by Tier
One of the main draws of MM2H is the ability to purchase residential property in Malaysia. Each tier sets a minimum property value, and all MM2H property purchases are subject to the standard foreign ownership rules under the National Land Code 1965.
Silver Tier: RM600,000 Minimum
Silver tier participants must purchase property valued at RM600,000 or above. This opens the door to many mid-range condominiums in Kuala Lumpur, Penang, and Johor Bahru. Landed property is generally restricted for foreign buyers, though some states permit it above certain price thresholds.
Gold Tier: RM1,000,000 Minimum
The RM1,000,000 floor for Gold aligns with the standard foreign buyer minimum in most major states, giving Gold participants access to a broader range of high-rise and selected landed properties in prime locations such as Mont Kiara, Bangsar, and KLCC.
Platinum Tier: RM2,000,000 Minimum
Platinum participants can access the widest range of property types, including landed homes in states that permit foreign ownership of landed property above RM2,000,000. This tier is designed for high-net-worth individuals seeking premium residential options.
The 10-Year Hold Rule
All property purchased under MM2H must be held for a minimum of 10 years from the date of the Sale and Purchase Agreement (SPA). Selling before the 10-year mark requires MOTAC approval and may result in penalties or visa revocation. This rule is designed to encourage long-term commitment rather than speculative buying.
Landed Property Restrictions
Foreign buyers, including MM2H holders, face restrictions on purchasing landed property (bungalows, semi-detached homes, terraced houses) in most states. Approval is handled on a case-by-case basis by the respective State Authority. For detailed rules on landed property for foreigners, see our guide on foreign buyers purchasing landed property in Malaysia.
Financial Requirements: Fixed Deposits and Income
The fixed deposit requirement is the financial backbone of the MM2H programme. It serves as proof of financial commitment and remains locked in a Malaysian bank for the duration of your visa.
Fixed Deposit Amounts by Tier
- Silver: RM150,000
- Gold: RM500,000
- Platinum: RM1,000,000
Partial Withdrawal After One Year
After the first year, MM2H holders may withdraw up to 50% of their fixed deposit for approved purposes. These include:
- Property purchase in Malaysia
- Medical expenses incurred in Malaysia
- Education fees for dependents studying in Malaysia
- Vehicle purchase
The remaining balance must stay in the bank account for the entire visa period. If the FD drops below the required minimum due to unapproved withdrawals, your MM2H status may be revoked.
Income Verification
Applicants must demonstrate a consistent monthly offshore income through:
- Bank statements (3 to 6 months)
- Pension statements
- Employment contracts or letters from employers
- Dividend or rental income statements
All documents must be certified by the issuing bank or institution and, in many cases, apostilled or notarised by the applicant's home country.
MM2H Application Process: Step-by-Step
The MM2H application involves multiple stages. Processing times vary, but applicants should expect three to six months from initial submission to visa issuance.
Step 1: Appoint a MOTAC-Licensed Agent
All MM2H applications must be submitted through a MOTAC-licensed agent. You cannot apply directly. The agent will guide you through document preparation, submission, and follow-ups. Agent fees typically range from RM5,000 to RM15,000 depending on the tier and services included.
Step 2: Document Preparation
Prepare the following documents:
- Valid passport (minimum 6 months validity)
- Passport-sized photos
- Personal bond or letter of good conduct from your home country
- Bank statements (3 to 6 months showing liquid assets and offshore income)
- Medical report from a registered Malaysian clinic or hospital
- Medical insurance valid in Malaysia
- Resume or CV (for some tiers)
All foreign-language documents must be translated into Bahasa Malaysia or English by a certified translator.
Step 3: Submission to MOTAC
Your agent submits the complete application package to MOTAC's MM2H division. The application is reviewed for completeness, and you may be asked for additional documents or clarification.
Step 4: Conditional Approval Letter
If your application is successful, MOTAC issues a conditional approval letter. This letter sets out the conditions you must fulfil within 90 days, including:
- Opening the fixed deposit account in a Malaysian bank
- Obtaining medical insurance
- Completing a medical check-up in Malaysia (if not already done)
Step 5: Visa Issuance
Once all conditions are met and verified, your MM2H social visit pass is endorsed in your passport. You are now free to live in Malaysia for the duration specified by your tier. Renewal is possible provided you continue to meet the financial requirements.
MM2H Benefits Beyond Property
While property ownership is a primary motivator for many MM2H applicants, the programme offers additional benefits worth considering.
Tax Advantages
Malaysia does not tax foreign-sourced income for most individuals, including MM2H holders. Income earned outside Malaysia is generally not subject to Malaysian income tax. However, tax rules can change, and participants should consult a tax advisor for the latest position.
Dependent Inclusion
MM2H allows you to bring your spouse and children under the age limit specified by your tier. Gold and Platinum participants can also include unmarried children up to age 25 who are still in full-time education.
Platinum tier holders have the additional benefit of sponsoring their parents (above 60 years old) to stay in Malaysia on a long-term basis.
Domestic Helper
Gold tier holders may employ one foreign domestic helper, while Platinum holders may employ up to two. The helper must be from an approved source country and is subject to the standard foreign worker levy.
Business Rights
MM2H holders are not automatically permitted to work in Malaysia. However, Gold and Platinum tier holders may apply for a supplementary employment endorsement, allowing them to take up employment or run a business in specific sectors. Silver tier holders do not have this option and are expected to sustain themselves through offshore income.
MM2H vs Other Long-Stay Options
MM2H is not the only visa option for foreigners wanting to live in Malaysia. Here is how it compares to other common long-stay pathways.
| Feature | MM2H | DE Rantau (Digital Nomad) | Employment Pass |
|---|---|---|---|
| Purpose | Long-stay residence and investment | Remote work for foreign employer | Employment with Malaysian company |
| Duration | 5 to 15 years (renewable) | 12 months (renewable once) | 1 to 5 years |
| Property Purchase | Yes (subject to tier minimums) | No specific property programme | Yes (subject to foreign buyer rules) |
| Fixed Deposit | RM150K to RM1M | None | None |
| Income Requirement | RM10K to RM40K/month offshore | USD 24,000/year | Based on employer offer |
| Work in Malaysia | Limited (Gold/Platinum only) | Yes (remote work for foreign employer) | Yes (for sponsoring employer) |
| Dependents | Yes | Yes (spouse and children) | Yes (with conditions) |
| Path to PR | No | No | Possible after years of residence |
When to choose MM2H: You want a long-term base in Malaysia, plan to buy property, have substantial offshore income, and do not need a Malaysian employer.
When to choose DE Rantau: You are a freelancer or remote worker earning above the threshold, want a short-term stay, and do not need to buy property.
When to choose an Employment Pass: You have a job offer from a Malaysian company and want the possibility of permanent residency in the future.
FAQs About MM2H 2026
Q: Is there a minimum or maximum age to apply for MM2H?
There is no minimum age requirement for any of the three tiers. Applicants of any age can apply as long as they meet the financial criteria. There is also no maximum age, making MM2H popular with retirees. Applicants aged 50 and above previously qualified for reduced fixed deposit requirements under the old programme, but the current tier system applies the same thresholds regardless of age.
Q: Can my family join me under MM2H?
Yes. All three tiers allow you to include your spouse and children. Silver permits children under 21, while Gold and Platinum extend this to children under 25 who are in full-time education. Platinum tier holders can additionally sponsor their parents (aged 60 and above). Each dependent is endorsed on your MM2H visa and can live in Malaysia for the same duration.
Q: Can I buy property before my MM2H is approved?
You can make an offer and sign a booking form before approval, but the Sale and Purchase Agreement (SPA) should ideally be executed after you receive your conditional approval letter. Some buyers proceed before approval and risk complications if their application is rejected. Developers and sellers may also require proof of MM2H status before proceeding with the state consent process for foreign ownership.
Q: Is my foreign income taxed in Malaysia under MM2H?
As of 2026, Malaysia generally does not tax foreign-sourced income for individuals who are tax residents, following the exemption orders that have been periodically extended. However, tax policy in this area has been under review. MM2H holders who spend 182 days or more in Malaysia in a calendar year are considered tax residents and should seek professional tax advice to confirm their obligations each year.
Q: Can I work in Malaysia with an MM2H visa?
Silver tier holders are not permitted to work in Malaysia. Gold and Platinum tier holders may apply for a supplementary employment endorsement, which allows them to take up professional employment or operate a business. This endorsement is not automatic and must be applied for separately. Many MM2H holders sustain themselves through offshore income, rental yields, or investment returns instead.
Start Your MM2H Property Search
If you are considering MM2H and want to find a property that meets your tier's minimum requirement, SuperHomes can help. Browse our new launch listings to find developments that qualify for foreign purchase, or explore our area guides to identify the best neighbourhoods for your lifestyle and budget.
For a complete overview of the rules and costs of buying property as a foreigner in Malaysia, read our comprehensive guide on foreigners buying property in Malaysia.
