MM2H Malaysia 2025: Rules, Benefits & Property Guide for UK, EU & U.S. Citizens

What is MM2H in 2025?

The Malaysia My Second Home (MM2H) programme is a long-term residency visa for foreigners, offering stays of up to 20 years depending on the tier. It’s popular with retirees, investors, and global citizens seeking an affordable, high-quality base in Southeast Asia.

Eligibility, financial requirements, and property rights vary by tier - see details below.

MM2H Requirements at a Glance (2025)

(Based on latest official updates - always confirm with a licensed agent before applying.)

• Visa Length: 5–20 years depending on tier (Platinum, Gold, Sarawak, Sabah)

• Fixed Deposit: From RM500,000 to RM1,000,000 (varies by tier and location)

• Monthly Offshore Income: RM40,000+ (main programme)

• Age Requirement: 21+ (no maximum age limit)

• Property Purchase Minimum: RM1—2 million in most states; lower in Sarawak/Sabah

Tip: Sarawak and Sabah run their own MM2H versions with lower thresholds, making them attractive for certain applicants.

MM2H Tiers (2025)

• Platinum Tier - 20-year validity, top-tier privileges, designed for high-net-worth individuals.

• Gold Tier - 15-year validity, balanced benefits and costs, popular with retirees and investors.

• Sarawak/Sabah Versions - 5-year validity, lower entry requirements, ideal for more flexible retirees or those seeking a shorter-term option.

Note: Additional categories or requirements may be introduced by federal or state governments over time.

Property Investment Under MM2H

• Ownership rights: Foreigners may buy freehold or leasehold property, subject to minimum price thresholds per state.

• Popular locations: Kuala Lumpur (city lifestyle), Penang (expat-friendly), Johor Bahru (Singapore access), Langkawi (duty-free island).

• Rental income: Permitted, with potential yields of 4–6% in certain urban and resort markets.

Johor Bahru & Desaru

In Johor Bahru, MM2H applicants are drawn to prime city-centre developments such as R&F Princess Cove, as well as exclusive beachfront villas in Desaru. These offer strategic proximity to Singapore with strong rental demand.

Kuala Lumpur

In the capital, demand is strongest in the KLCC area, with new launches such as Clouthaus delivering modern city living for both investment and personal use.

Read more: Malaysia Property Laws for Foreigners.

Why Choose MM2H Over Other Residency Schemes?

Compared with Singapore’s residency options:

• Lower cost of living while still offering high-quality healthcare and well-developed infrastructure, especially in Kuala Lumpur and Penang.

• Flexible property ownership rules for foreigners.

• No minimum stay requirement under MM2H - you can maintain your visa without spending a set number of days in Malaysia each year.

• Tax advantages - overseas income is not taxed in Malaysia (subject to current exemptions).

Common Misconceptions

• You must buy property to qualify - Not true for the main MM2H programme (though some tiers encourage it).

• It’s only for retirees - Professionals, digital nomads, and families can also apply.

Tips to Strengthen Your Application

1. Work with a licensed MM2H agent - Improves approval chances and ensures compliance.

2. Show more than the minimum income/deposit - Adds credibility to your application.

3. Choose the right state programme - Sarawak and Sabah can be faster and cheaper.

Future Outlook

• The Malaysian government has signalled stability in MM2H policy for 2025–2026.

• Demand from the UK, EU, U.S., China, and the Middle East is growing, particularly for properties in Johor and Penang.

In summary

MM2H offers a rare combination of affordability, lifestyle, and property investment opportunity in Southeast Asia. Whether you’re seeking a retirement base, a second home, or a strategic Asian foothold, it’s worth exploring now while thresholds remain favourable.

Got questions? Speak to our team - we can connect you with licensed MM2H agents for expert guidance and help you explore vetted Malaysian property opportunities.

Frequently asked Questions

• Do I need to buy property to qualify for MM2H?

  No. Property purchase is optional for most MM2H tiers, though it may strengthen your application and help you secure a property investment.

• How much money do I need for MM2H in 2025?

  Fixed deposit requirements range from RM500,000 to RM1,000,000, depending on the tier and location. Proof of offshore income is also required.

• Can UK, EU, and U.S. citizens apply for MM2H?

  Yes. The programme is open to all nationalities, including UK, EU, and U.S. citizens, provided they meet the financial and eligibility requirements.

• Is MM2H better than Thailand Elite for retirees?

  It depends on your goals. MM2H offers longer stays and more property rights, while Thailand Elite has lower upfront costs and simpler entry requirements.

• Can I work in Malaysia on MM2H?

  MM2H is designed for residency, not employment, though limited work rights may be granted with additional government approval.