What a foreigner really pays to buy property in Malaysia: KL homes from RM1mil to RM5mil

Malaysia Prime Property · Updated November 2026 · What will it cost?

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A foreign buyer of a home in Kuala Lumpur, Malaysia, with a 60% loan should plan for about 50% of the price in cash: the 40% the bank does not lend, plus about 10% in stamp duty and legal fees. At Phoeniz Suites, from RM1.016mil, that is about RM509,500.

Down payment, 40%: banks usually lend foreigners 50–60%, so the rest is yours. Singaporeans often borrow 70–80%, which brings the cash down to about 30%. On a home still being built you pay it in stages as the tower goes up, not on day one.
Stamp duty, 8% flat: on a new launch it is usually paid when the title is transferred, years after you book. Singapore charges foreigners 60% on top of its normal duty.
Legal fees, about 2%: on the government scale, for the sale and loan agreements. Some developers pay the sale agreement fees for you.

How much cash does a foreigner need at each price?

These are four homes foreigners can buy in Kuala Lumpur, from the lowest starting price we review above the RM1mil minimum to the top of the market, each with a 60% loan.

The view from the Aetas Taman Desa site at about Level 22, towards the KL skyline and Merdeka 118

	Phoeniz Suites	Jewel by Oxley KLCC	Aetas Taman Desa	Imperial Residences
Starting price	RM1.016mil	RM1.572mil	RM2.4mil	RM5.429mil
Down payment (40%)	RM406,400	RM628,800	RM960,000	RM2.172mil
Stamp duty on the transfer (8% flat)	RM81,280	RM125,760	RM192,000	RM434,320
Stamp duty on the 60% loan (0.5%)	RM3,048	RM4,716	RM7,200	RM16,287
Legal fees, sale and loan agreements (scale)	RM18,756	RM27,652	RM40,900	RM89,364
Cash to plan for	RM509,500	RM786,900	RM1.2mil	RM2.712mil
Share of the price	50.1%	50.1%	50.0%	49.9%

A Singaporean who borrows 80% needs about 30% of the price instead, RM309,300 at Phoeniz Suites.

State consent: every foreign purchase needs the state’s consent before the title is transferred, and the state charges a fee for it. In Kuala Lumpur your lawyer quotes it before you sign. Some states add a levy on the price: Johor charges 3%, at least RM30,000 per title, since 1 July 2025.
Also on top: SST on legal fees and disbursements, which your lawyer quotes with the consent fee.
Your own price: enter it in our stamp duty and legal fees calculator.

When do you pay each part?

On a home still being built, the cash is spread over the years of construction, so you never need the whole sum at once.

When you sign: 10% of the price, the legal fees and the stamp duty on the loan.
While it is built: the developer bills each stage of work. You pay the next 30% of these bills, then the bank pays the rest from your loan, and interest runs only on what the bank has paid out.
When the title is transferred: the 8% stamp duty, usually around the time you get the keys or later.

A completed home asks for the cash sooner, but you can live in it or rent it out from the day you buy.

Jewel by Oxley KLCC beside the Petronas Twin Towers, seen from KLCC Park

Artist’s impression · Jewel by Oxley KLCC, completed, beside the Petronas Twin Towers

What will it cost each month?

Once the bank has paid out the whole loan, your monthly cost is the instalment and the maintenance fee.

	Phoeniz Suites	Jewel by Oxley KLCC	Aetas Taman Desa	Imperial Residences
Instalment on a 60% loan	RM2,699	RM4,176	RM6,376	RM14,423
Maintenance fee	RM1.21 psf a month	RM0.60 psf a month	RM0.55 psf a month	RM0.88 psf a month
Keys	2031	Completed	2030	March 2030

The rooftop pool of Phoeniz Suites with the Petronas Twin Towers at dusk

Artist’s impression · The rooftop pool of Phoeniz Suites, facing the Petronas Twin Towers

Our assumptions: 4% interest over 35 years. Banks may lend a foreigner for a shorter term, which raises the instalment, so ask us for a quote from a bank that lends to your country.
Monthly instalment: see the figure for your loan on our home loan calculator.

How does Malaysia’s 8% stamp duty for foreigners compare with Singapore?

Next to Singapore, no. Singapore charges foreigners an extra 60% stamp duty on top of its normal duty, 7.5 times Malaysia’s 8%, before you hold a key.

	Phoeniz Suites	Jewel by Oxley KLCC	Aetas Taman Desa	Imperial Residences
Malaysia: 8% stamp duty	RM81,280	RM125,760	RM192,000	RM434,320
Singapore: 60% extra stamp duty alone	RM609,600	RM943,200	RM1.44mil	RM3.257mil

Pavilion Damansara Heights towers above the lifestyle mall, next to the MRT line, at dusk, artist’s impression

Artist’s impression · Imperial Residences at Pavilion Damansara Heights, next to the MRT

Three to start with, each above the minimum on every unit, so you can choose by layout and address.

Phoeniz Suites

Freehold and managed, near the Twin Towers

Own stay 4.1/5Investment 4.4/5

From: RM1.016mil
Bedrooms: 1 bedroom
Completion: 2031

See Phoeniz Suites

Jewel by Oxley KLCC

200 m from the Twin Towers, 400 m from KLCC Park

Own stay 4.5/5Investment 4.2/5

From: RM1.572mil
Bedrooms: 1–3 bedrooms
Completion: Completed

See Jewel by Oxley KLCC

Imperial Residences

Four en suite bedrooms, private lift lobby, next to the MRT

Own stay 4.8/5Investment 4.1/5

From: RM5.429mil
Bedrooms: 3–5 bedrooms
Completion: March 2030

See Imperial Residences

See all projects for foreign buyers

Get the price list and a cost sheet for your budget

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The latest price list and e-brochure for each project
Floor plans for every layout
Which units, floors and views are still open
Your full cost: stamp duty, legal fees and monthly instalment
The units and floors that suit your needs and budget, and why we chose them

Common questions

How much does it cost a foreigner to buy property in KL?

With a 60% loan, plan for about 50% of the price in cash: the 40% down payment, 8% stamp duty on the transfer, 0.5% stamp duty on the loan and legal fees on the scale.

How much stamp duty does a foreigner pay in Malaysia?

A flat 8% on residential transfers from 1 January 2026, plus 0.5% on the loan agreement. On a new launch, the 8% is usually paid when the title is transferred.

How much can a foreigner borrow for a home in Malaysia?

Malaysian banks usually lend foreigners 50–60% of the price. Singaporeans often get 70–80%, because Singapore income is easier for a Malaysian bank to check. It depends on the bank, your country and your income.

Do I pay everything when I book a new launch?

No. You pay 10% when you sign, then your share of the progress bills as the building goes up, and the bank pays the rest.

Can Singaporeans buy property in Malaysia?

Yes, on the same rules as other foreigners: from RM1mil in Kuala Lumpur, with 8% stamp duty. Banks often lend Singaporeans 70–80%, so the cash needed falls to about 30% of the price, and Kuala Lumpur charges no extra duty like Singapore’s 60% for foreigners.

What is the monthly instalment for a foreigner?

At Phoeniz Suites, from RM1.016mil, a 60% loan at 4% over 35 years is about RM2,699 a month, plus the maintenance fee.

Is it worth buying property in Malaysia as a foreigner?

For a buyer from Singapore or the region, Kuala Lumpur’s 8% stamp duty is far below Singapore’s 60% extra duty for foreigners, freehold homes are open to foreigners, and on a new launch you pay in stages. Choose a home by its address and layout, and compare the full cost before you book.

What does a foreigner pay at RM5mil?

At Imperial Residences, from RM5.429mil, plan for about RM2.712mil in cash with a 60% loan.

Do foreigners pay a state consent fee in Malaysia?

Yes. Every foreign purchase needs the state’s consent, and the state charges a fee for it, which your lawyer quotes before you sign. Some states add a levy on the price: Johor charges 3%, at least RM30,000 per title, since 1 July 2025.

Are there other costs?

Yes: the state consent fee, SST on legal fees and disbursements. Your lawyer quotes them before you sign.