Demystifying Malaysia's MM2H: Requirements, Residency Tiers, and Real Estate Implications in 2025
Malaysia My Second Home (MM2H) remains one of Southeast Asia's most accessible long-term residency programs for foreigners. Whether you're a retiree, remote worker, or property investor, MM2H offers a gateway to affordable living, regional travel access, and investment opportunities. In 2025, the MM2H scheme has evolved into multiple tiers with distinct requirements and benefits. This guide will walk you through the latest MM2H requirements, including new options under the Johor-Singapore Special Economic Zone (JS-SEZ), and what they mean for property buyers.
MM2H 2025: The Three Residency Tiers Explained MM2H now includes three core tiers: Silver, Gold, and Platinum. Each offers different levels of residency duration, financial commitments, and privileges.
Silver Tier:
Minimum age: 25
Fixed deposit: USD 150,000 (GBP 118,500)
Visa validity: 5 years
Property purchase threshold: USD 127,000 (GBP 100,000)
Participation fee: USD 210 (GBP 165)
Gold Tier:
Minimum age: 25
Fixed deposit: USD 500,000 (GBP 395,000)
Visa validity: 15 years
Property threshold: USD 212,000 (GBP 167,000)
Participation fee: USD 630 (GBP 500)
Platinum Tier:
Minimum age: 25
Fixed deposit: USD 1,000,000 (GBP 790,000)
Visa validity: 20 years
Property threshold: USD 425,000 (GBP 335,750)
Participation fee: USD 42,000 (GBP 33,200)
Each tier allows for dependent inclusion and offers a maximum 50% withdrawal from the fixed deposit for property, healthcare, or education expenses. Residency requires a minimum 90-day stay annually, which can be cumulative.
New JS-SEZ MM2H Alternative: A Game-Changer for Johor Under the newly signed JS-SEZ agreement (Jan 2025), a region-specific long-stay visa alternative is available for those looking to base themselves in Johor, especially in Iskandar Malaysia.
Minimum fixed deposit: USD 65,000 (<50 years old) or USD 32,000 (>=50 years old)
Visa validity: 10 years
Participation fee: USD 210
No offshore income requirement
Property purchase required (subject to policies)
This JS-SEZ scheme is expected to attract digital nomads, retirees, and professionals leveraging Singapore’s proximity while enjoying Malaysia’s cost advantages.
What MM2H Means for Property Buyers in Malaysia To qualify for MM2H, applicants must purchase property that meets the program’s minimum value requirements. For Silver tier applicants, that means USD 127,000 (GBP 100,000) or more. Importantly:
Property must typically be residential and fully titled (freehold or leasehold)
Projects like R&F Princess Cove in Johor Bahru meet MM2H standards, with units starting from this threshold
Buyers can withdraw up to 50% of their fixed deposit for the purchase
Freehold commercial-title properties, like those at R&F, are acceptable under MM2H
Tax and Financial Considerations for MM2H Applicants Foreign buyers should budget for the following costs:
State Levy: Approx. USD 4,250 or 2% of purchase price (absorbed for some R&F phases)
MOT (Transfer Tax): 4% for foreigners
Legal Fees & Stamp Duty: Often absorbed by developer (check package)
Real Property Gains Tax (RPGT): Higher if selling within 5 years
MM2H does not require proof of offshore income under the JS-SEZ scheme, making it more accessible to retirees and self-funded individuals.
Step-by-Step MM2H Application Process (2025)
Submit EOI and Passport Copy
Pay Booking Fee (for property)
Prepare Financial Documents and Health Screening
Fixed Deposit Placement
Approval in Principle (AIP)
Visa Issuance & Property Transfer
Timeline: 7–9 months from start to visa grant. Agent fees typically range from USD 8,500–USD 15,000 (GBP 6,700–GBP 11,850) depending on tier.
Why Johor Is a Smart MM2H Base Johor offers unique advantages for MM2H applicants:
Direct access to Singapore via CIQ and the upcoming RTS rail link
Prices at R&F Princess Cove as low as USD 127,000 (GBP 100,000), with rental yields between 3.5% and 4.5%
Robust lifestyle infrastructure: malls, opera house, marina, international schools, and hospitals
Excellent connectivity to Kuala Lumpur, Penang, and Singapore
Looking Ahead MM2H has shifted from a one-size-fits-all visa to a tiered residency strategy with flexible entry points, especially with the addition of the JS-SEZ alternative. Whether you're planning retirement, relocating for work, or seeking a high-yield property foothold in Southeast Asia, the program now caters to a range of profiles and budgets.
Interested in exploring property options that align with MM2H? Let’s chat. We can walk you through available units at R&F Princess Cove, connect you with MM2H advisors, and help you plan your next step toward living in Malaysia.
Currency Guide (approximate conversions as of mid-2025):
USD 1 = GBP 0.79 = RM 4.70
USD 150,000 = GBP 118,500 = RM 705,000
USD 500,000 = GBP 395,000 = RM 2,350,000
USD 1,000,000 = GBP 790,000 = RM 4,700,000
USD 127,000 = GBP 100,000 = RM 596,900
USD 212,000 = GBP 167,000 = RM 996,400
USD 425,000 = GBP 335,750 = RM 1,997,500