---
title: "MM2H Malaysia 2026: Eligibility, Cost & Property Rules"
description: "MM2H guide 2026. Silver, Gold, Platinum tiers, fixed deposit requirements, property rules, and application process."
datePublished: "2026-03-27"
dateModified: "2026-03-27"
canonical: "https://www.superhomes.my/resources/mm2h-malaysia-2026"
---

# MM2H Malaysia 2026: Eligibility, Cost & Property Rules

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: five, fifteen or twenty 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 US-dollar fixed deposit in a Malaysian bank and compulsory ownership of a residence. 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 aged below 50 must be in Malaysia for at least 90 days (cumulative) each 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 require a larger fixed deposit and a more expensive home, and in return unlock a longer pass and additional privileges.

| Requirement | Silver | Gold | Platinum |
|---|---|---|---|
| **Fixed Deposit (FD)** | USD150,000 | USD500,000 | USD1,000,000 |
| **Minimum Property Purchase** | RM600,000 | RM1,000,000 | RM2,000,000 |
| **Pass Validity** | 5 years (renewable) | 15 years (renewable) | 20 years (renewable) |
| **Minimum Age** | 25 | 25 | 25 |
| **Minimum Stay (participants under 50)** | 90 days a year (cumulative) | 90 days a year (cumulative) | 90 days a year (cumulative) |
| **Dependents** | Spouse, children under 21 (21–34 if single and unemployed), disabled children, parents and parents-in-law | Same as Silver | Same as Silver |
| **Foreign Domestic Helper** | Not permitted | Not permitted | Permitted |
| **Work / Business in Malaysia** | Not allowed | Not allowed | Permissible |

**Important notes on the table above:**

- The fixed deposit is denominated in US dollars and must be held with a Malaysian financial institution licensed under the Financial Services Act 2013 or the Islamic Financial Services Act 2013.
- The official category criteria do not set a separate monthly offshore-income or liquid-asset threshold. The fixed deposit is the main financial test.
- Buying and owning a residence is compulsory after you receive MM2H approval.
- A separate SEZ/SFZ category (Special Economic Zone / Special Financial Zone) has its own lower thresholds and a minimum age of 21. It is not covered in this guide.
- Property minimums are MM2H 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](/resources/foreigners-buying-property-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

MM2H rules state that the residence may not be sold for 10 years. Upgrading to a higher-value property is permitted. The rule is designed to encourage long-term commitment rather than speculative buying, so check the current guidelines with your licensed agent before signing if you might need to exit early.

### 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](/resources/foreigner-buy-landed-property-malaysia).

## Financial Requirements: Fixed Deposit

The fixed deposit requirement is the financial backbone of the MM2H programme. It serves as proof of financial commitment and is held in a Malaysian financial institution while you remain a participant.

### Fixed Deposit Amounts by Tier

- **Silver:** USD150,000
- **Gold:** USD500,000
- **Platinum:** USD1,000,000

The requirement is set in US dollars, not ringgit, so the ringgit cost of meeting it moves with the exchange rate.

### Partial Withdrawal After Approval

Once your approval as an MM2H participant has been obtained, you may withdraw up to 50% of the principal FD value for approved purposes in Malaysia:

- Buying your residence
- Education
- Medical treatment
- Tourism activities

The remaining balance must stay in the account. If the FD drops below the permitted level through unapproved withdrawals, your MM2H status may be at risk.

### Supporting Documents

The official criteria do not list a monthly offshore-income threshold, but you will still need to show where your deposit comes from. Your licensed agent will tell you which bank statements and supporting documents to prepare, and whether they must be certified, apostilled or notarised in your home country.

## MM2H Application Process: Step-by-Step

The MM2H application involves multiple stages. Processing times vary, so ask your agent for a current estimate before you plan a move date.

### Step 1: Appoint a MOTAC-Licensed Agent

MM2H applications are submitted and completed through an MM2H tour operating business licensed by MOTAC. The agent will guide you through document preparation, submission, and follow-ups. Agent fees are set by each agent, so get a written quote covering the tier and services included. The government also charges a participation fee (RM1,000 one-off for Silver; fees differ by tier).

### 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 and the deadline for meeting them, which typically include:

- Placing the USD fixed deposit with a Malaysian financial institution
- Obtaining medical insurance
- Completing a medical check-up in Malaysia (if not already done)

After approval you must also buy and own a residence that meets your tier's minimum.

### 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

Foreign-sourced income received in Malaysia by resident individuals is exempt from Malaysian income tax until 31 December 2036 (P.U.(A) 451/2024), provided it has been taxed in the country of origin and you declare it in your return. Tax rules can change, so consult a tax advisor for your own position.

### Dependent Inclusion

All three tiers allow you to include your spouse, children under 21, children aged 21 to 34 who are single and unemployed while in Malaysia, disabled children (no age limit, with medical certification), and your parents or parents-in-law.

### Domestic Helper

Only Platinum participants may bring in a foreign domestic helper. Silver and Gold participants may not.

### Business Rights

Platinum participants may carry out business and investment activities and take up career opportunities in Malaysia. For Silver and Gold participants, both are listed as not allowed.

## 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 20 years (renewable) | 12 months (renewable once) | 1 to 5 years |
| **Property Purchase** | Compulsory (subject to tier minimums) | No specific property programme | Yes (subject to foreign buyer rules) |
| **Fixed Deposit** | USD150K to USD1M | None | None |
| **Income Requirement** | No separate threshold (FD-based) | USD24,000/year (tech) or USD60,000/year (non-tech) | Based on employer offer |
| **Work in Malaysia** | 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, can place the USD fixed deposit, 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?

Applicants must be at least 25 for the Silver, Gold and Platinum tiers (21 for the separate SEZ/SFZ category). The official guidelines set no maximum age, which keeps 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 deposit regardless of age. Age still matters for the stay rule: participants under 50 must spend at least 90 days (cumulative) a year in Malaysia.

### Q: Can my family join me under MM2H?

Yes. All three tiers allow the same dependents: your spouse, children under 21, children aged 21 to 34 who are single and unemployed while in Malaysia, disabled children with medical certification (no age limit), and your parents or parents-in-law. A foreign domestic helper is allowed on the Platinum tier only.

### 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?

Foreign-sourced income received in Malaysia by resident individuals is exempt until 31 December 2036 under P.U.(A) 451/2024, provided it was taxed in the country of origin and you declare it in your return. 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?

Only on the Platinum tier. The official criteria list business/investment activities and career opportunities as permissible for Platinum participants and not allowed for Silver and Gold. Silver and Gold holders typically rely on 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](/new-projects) to find developments that qualify for foreign purchase, or explore our [area guides](/resources) 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](/resources/foreigners-buying-property-malaysia).

## Sources

- MM2H tiers (USD fixed deposits, pass validity, property minimums, 10-year no-sale rule, 90-day stay, dependents, foreign maid, work rights, 50% FD withdrawal): [MM2H Silver](https://www.mm2h.gov.my/category/silver), [MM2H Gold](https://www.mm2h.gov.my/category/gold), [MM2H Platinum](https://www.mm2h.gov.my/category/platinum) (Ministry of Tourism, Arts and Culture).
- Minimum age, application through a MOTAC-licensed MM2H tour operator, compulsory residence purchase, 90-day rule for participants under 50: [MM2H Guidelines](https://www.mm2h.gov.my/apply/guidelines).
- Foreign-sourced income exemption to 31 December 2036 (P.U.(A) 451/2024): [The Edge, Budget 2025](https://theedgemalaysia.com/node/730798), [PwC Worldwide Tax Summaries, Malaysia](https://taxsummaries.pwc.com/malaysia/individual/income-determination).
- DE Rantau non-tech income threshold (USD60,000): [Ministry of Digital, DE Rantau eligibility expanded](https://www.digital.gov.my/en-GB/siaran/DE-Rantau-Nomad-Pass-eligibility-expanded); programme overview: [MDEC DE Rantau](https://www.mdec.my/derantau).

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