Malaysia MM2H 2026: The Complete Guide to Tiers, Requirements and Real Costs

Malaysia My Second Home (MM2H) is the country's long-term residency programme for foreigners. The current eligibility terms were issued in June/July 2024 under MOTAC with a completely new structure. The rules below are as of 21 September 2026, per MOTAC (official table last updated 10 February 2026). Pre 2024 guidance should be checked against current MOTAC rules: deposit amounts and categories have changed, property purchase is now compulsory, and the tiers are formally defined.

This guide lays out what the programme currently requires, what it really costs, and how to apply. Seven Star Group is a Malaysia-based family office handling MM2H applications, education placement and wealth planning for international families.

The four tiers in 2026

The mainland programme runs on four tiers. Three are open to any qualified applicant (Silver, Gold, Platinum); the fourth, SEZ/SFZ, is tied to Forest City in Johor.

Applicants aged 60 and below must hold medical insurance; everyone undergoes a medical check-up at a MOTAC panel clinic after receiving conditional approval.

The compulsory property purchase

Under the current rules, buying property is mandatory for every mainland tier, with minimum values set by tier. The purchase is made after conditional approval. Timing conditions differ by tier and have been updated by MOTAC notices; we confirm the current sequencing for your tier before you commit.

There is one meaningful offset: after approval, you may withdraw up to 50% of your fixed deposit for the property purchase, education, medical or tourism purposes. If you already own Malaysian property, the withdrawal window depends on when you bought it and your tier; we confirm the current rule for your case before you commit.

Your real total cost

Your real first-year commitment includes the deposit, the property, professional and government fees, insurance, and your actual cost of living. This guide separates each of them. We built a calculator so you can see the full picture for your own situation:

Try the MM2H Cost Calculator

For year one cash after the deposit, we built a second tool:

Try the Year One Cash Calculator

Dependants: who you can bring

• Your spouse
• Children below 21; those aged 21 to 34 qualify only if they are unmarried and not employed while in Malaysia
• Children with disabilities, any age
• Parents and parents-in-law, both sides of the family
• Platinum holders may additionally bring a foreign maid

This supports multigenerational relocation, not just a couple's second home. Our education advisory team handles school placement for relocating families.

How the application works

• 1. Eligibility check. Confirm your tier, deposit source documentation and dependants.
• 2. Submission through a licensed agency. New applications go through MOTAC-licensed MM2H operators.
• 3. Conditional approval letter. Timelines vary by case and are set by MOTAC; we track current turnaround and tell you what to expect for your profile.
• 4. Endorsement in Malaysia. You travel to Malaysia to open the fixed deposit, complete the medical check-up, and get the visa endorsed in your passport.
• 5. Property purchase. After approval, per the timing conditions for your tier (mainland tiers).

Government charges on top of the deposit and property: a one off participating fee (RM 1,000 for Silver and SEZ, RM 3,000 for Gold, RM 200,000 for Platinum) and MOTAC processing of RM 5,000 for the principal applicant plus RM 2,500 per dependent. Renewal fees run RM 300 to RM 5,000 depending on tier. Visa and pass fees are separate, and medical check-up and health insurance are additional. Professional service fees depend on your profile; we quote them upfront.

Frequently asked questions

Do I have to buy property to qualify in 2026?

Yes for the three mainland tiers: RM 600,000 minimum (Silver), RM 1,000,000 (Gold), RM 2,000,000 (Platinum). The purchase happens after conditional approval; exact timing conditions are set by MOTAC and confirmed per case. The SEZ tier instead requires purchase in Forest City, Johor, bought directly from the developer at the floor price set under Johor state policy, and the property cannot be resold for 10 years.

Can I get my deposit back?

Up to 50% of the principal, for property, education, medical or tourism purposes. The rest stays locked while you hold the visa. Pre endorsement purchases have their own timing conditions which differ by tier; we confirm the current rule for your profile. On tax: MOTAC describes the MM2H category benefit as exemption on foreign funds and income and on fixed deposit profit. Confirm your personal tax treatment with a Malaysian tax adviser before you move.

How long does the visa last?

Silver 5 years, SEZ 10 years, Gold 15 years, Platinum 20 years. All are renewable if you maintain the conditions. For the 90-day annual stay: on SEZ it applies to ages 21 to 49; on Silver, Gold and Platinum it applies to ages 25 to 49. It can be met by the applicant and/or dependants, and age 50 and above on the mainland tiers has no minimum stay. Pass validity is also tied to your passport validity.

Can I work in Malaysia?

Only Platinum permits work: MOTAC lists business and investment activities and career opportunities as permissible for Platinum, and not allowed on the other tiers. How you structure the role should be confirmed before you apply.

Is there a cheaper alternative?

Sarawak's S-MM2H runs independently with lower capital requirements and no compulsory property purchase. The SEZ/Forest City tier has the lowest fixed deposit (USD 65,000 for ages 21 to 49, USD 32,000 for 50 and above). Sarawak runs S-MM2H as a separate state programme with its own rules; talk to us about which route fits your family.