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.
Editor’s note: This article reflects MM2H information as it was understood at the time of writing. The MM2H programme has since undergone updates and several key requirements and conditions have changed. The details below should therefore be treated as historic and not relied upon for current applications. For the latest confirmed MM2H rules, please see our updated guide covering the current programme structure and requirements.
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.)
| Requirement | MM2H Malaysia 2025 | Notes |
|---|---|---|
| Visa length | 5–20 years depending on tier (Platinum, Gold, Sarawak, Sabah) | All tiers offer long-term residency |
| Fixed deposit | RM500,000–RM1,000,000 | Varies by tier and state (Sarawak/Sabah often lower) |
| Monthly offshore income | RM40,000+ for the main programme | Must be provable and from offshore sources |
| Age requirement | 21+ (no maximum age limit) | Dependants can be included |
| Property purchase minimum | RM1–2 million in most states | Minimums set by each state government |
Tip: Sarawak and Sabah run their own MM2H versions with lower thresholds, making them attractive for certain applicants.
MM2H Tiers (2025)
| Tier | Visa Length | Who It Suits | Notes |
|---|---|---|---|
| Platinum Tier | 20-year validity | High-net-worth individuals | Top-tier privileges; highest entry requirements |
| Gold Tier | 15-year validity | Retirees and long-term investors | Balanced benefits and costs |
| Sarawak / Sabah Versions | 5-year validity | Flexible retirees and medium-term residents | Lower entry requirements; state-run programmes separate from federal MM2H |
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.
| Location | Why MM2H buyers choose it | Typical property focus | Notes |
|---|---|---|---|
| Kuala Lumpur | Capital-city lifestyle with strong infrastructure and amenities | City condos and serviced apartments, especially in KLCC and core districts | Appeals to investors and long-stay residents wanting an urban base |
| Penang | Expat-friendly island with strong healthcare and lifestyle offering | High-rise condos and selected landed homes in established neighbourhoods | Popular with retirees and long-term lifestyle buyers |
| Johor Bahru | Immediate access to Singapore with a lower cost of living | City-centre developments and projects linked to the Singapore corridor | Good fit for cross-border commuters and investors targeting rental demand |
| Langkawi | Duty-free island with resort-style living | Resort villas and holiday apartments | Best suited to lifestyle use with selective rental strategies |
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
Work with a licensed MM2H agent - Improves approval chances and ensures compliance.
Show more than the minimum income/deposit - Adds credibility to your application.
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 Kuala Lumpur, 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
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No. Property purchase is optional for most MM2H tiers, though it may strengthen your application and help you secure a property investment.
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Fixed deposit requirements range from RM500,000 to RM1,000,000, depending on the tier and location. Proof of offshore income is also required.
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Yes. The programme is open to all nationalities, including UK, EU, and U.S. citizens, provided they meet the financial and eligibility requirements.
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It depends on your goals. MM2H offers longer stays and more property rights, while Thailand Elite has lower upfront costs and simpler entry requirements.
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MM2H is designed for residency, not employment, though limited work rights may be granted with additional government approval.
