MM2H Malaysia 2026: Requirements, Tiers & Property Rules Explained
This guide explains the latest MM2H changes for 2026, including the consolidated Silver, Gold, Platinum and SEZ tiers, revised fixed-deposit thresholds and the compulsory property purchase now required for all Mainland categories.
Malaysia’s ‘Malaysia My Second Home’ (MM2H) programme has been through several rounds of reform over recent years, leaving many investors and long-stay residents unsure which version of the rules still applies. As we move into 2026, the structure has finally settled into a clear, enforceable framework. The Mainland MM2H programme is now organised into four tiers, each with its own residency term, financial requirements and property obligations, while the Sarawak S-MM2H programme continues to operate separately under distinct state-level rules.
This article sets out the confirmed MM2H requirements applying in 2026, focusing on what applicants should expect in practice, how the tiers differ and what property investors need to know before applying.
The Structure of MM2H in 2026
Malaysia now operates two parallel long-stay residency routes:
Mainland MM2H, which applies across Peninsular Malaysia and Sabah, structured into four formal tiers: SEZ, Silver, Gold and Platinum.
Sarawak S-MM2H, which is administered independently by the state of Sarawak and uses its own income or liquid-funds criteria.
The Mainland scheme is now built around two core obligations: a compulsory fixed deposit placed in a Malaysian bank, and a compulsory property purchase in Malaysia that meets minimum price thresholds. Both elements must be completed within specific timeframes once your application is approved.
The Sarawak pathway, by contrast, focuses on demonstrating sufficient income or liquid assets and does not include a mandatory property purchase.
Mainland MM2H Tiers in 2026
The four Mainland MM2H tiers reflect different levels of financial strength and residency duration. Each tier has its own fixed-deposit requirement, visa length and property threshold. These tiers now form the official, confirmed structure used for all new applications.
Mainland MM2H Tier Overview
| Tier | Fixed Deposit (USD) | Visa Term | Minimum Age | Minimum Stay Requirement |
|---|---|---|---|---|
| SEZ (Age 21–49) | 65,000 | 10 years | 21 | 90 days per year |
| SEZ (Age 50+) | 32,000 | 10 years | 50 | No minimum stay |
| Silver | 150,000 | 5 years | 25 | 90 days per year |
| Gold | 500,000 | 15 years | 25 | 90 days per year |
| Platinum | 1,000,000 | 20 years | 25 | 90 days per year |
*Applicants aged below 50 must spend 90 days per year in Malaysia.
Applicants aged 50 and above currently have no minimum stay requirement.
All tiers are renewable, subject to satisfying the conditions in place at the point of renewal.
If you’re comparing long-stay residency routes, Malaysia’s PVIP residency programme offers an alternative with a different financial structure
Fixed Deposit Requirements for Mainland MM2H
A fixed deposit placed in a Malaysian bank is compulsory for all four Mainland tiers. This deposit is placed after your conditional approval and forms one of the two core financial requirements of the programme.
The fixed-deposit amounts are:
SEZ: USD 65,000 (under 50) or USD 32,000 (50+)
Silver: USD 150,000
Gold: USD 500,000
Platinum: USD 1,000,000
The deposit must be lodged within the timeframe stated in your approval, typically around three months. Once all conditions are satisfied, the visa can be endorsed in your passport.
Withdrawal of 50% of the deposit
Participants can withdraw up to 50% of their fixed deposit after completing a qualifying property purchase. This is subject to strict conditions, including the timing of the property transaction. Importantly, if you already own a property in Malaysia, you cannot use it to trigger a fixed-deposit withdrawal if it was purchased more than two years before your MM2H visa was endorsed. This rule affects many long-term owners and makes timing a crucial consideration.
Compulsory Property Purchase for Mainland MM2H
A defining feature of the 2026 MM2H structure is the requirement to purchase a qualifying property. This applies to all Mainland MM2H tiers, including SEZ, and must be completed within the stated timeframe after your visa is endorsed.
Minimum Property Prices
| Tier / Category | Minimum Property Price | Location Requirement |
|---|---|---|
| SEZ | RM 500,000 | Forest City (Johor) only |
| Silver | RM 600,000 | Anywhere in Malaysia* |
| Gold | RM 1,000,000 | Anywhere in Malaysia* |
| Platinum | RM 2,000,000 | Anywhere in Malaysia* |
*‘Anywhere in Malaysia’ is still subject to state-level minimum prices for foreigners, which override the MM2H minima where higher. Johor, Penang, Selangor and Kuala Lumpur all apply varying thresholds depending on property type and location.
These property purchases also incur stamp duty, and rates for foreign buyers are changing in 2026. Our breakdown of Malaysia’s 2026 stamp duty changes covers what this means in practice.
Timing Rules for Property Purchase
For Silver, Gold and Platinum applicants, the property purchase must be initiated by signing a Sale and Purchase Agreement within one year of visa endorsement. The SEZ category has tighter timing requirements, generally requiring purchase within three to six months or before the application is made, depending on the specific approval issued.
The property must meet both the MM2H tier minimum and the state minimum purchase price applicable to foreign buyers.
For a wider explanation of how foreign ownership works, including state minimums and restrictions, see our guide to buying property in Malaysia as a foreigner.
Age and Family Provisions under Mainland MM2H
The Mainland scheme includes clear age rules that vary by tier. The SEZ route has a minimum age of 21, while Silver, Gold and Platinum applicants must be 25 or above.
Stay requirements also depend on age. Applicants under 50 must spend at least 90 days per year in Malaysia. For those aged 50 and above, there is currently no annual stay requirement.
The programme allows dependants to join the main applicant, with children typically permitted to remain on the visa until age 35. Parents and parents-in-law can also be included, subject to approval conditions.
SEZ MM2H: Forest City in Johor
The SEZ (Special Economic Zone) category is linked exclusively to Forest City, a designated development in Johor located close to Singapore. At present, Forest City is the only approved SEZ residential project, and no additional SEZ zones are expected in the short term.
The SEZ route combines a lower fixed-deposit requirement with a property purchase of at least RM 500,000 in Forest City. The visa term is ten years and renewable, with differing stay requirements depending on the applicant’s age.
This option may suit applicants who specifically wish to live in or invest in Forest City, or who prefer a lower financial threshold than the Silver tier.
Sarawak S-MM2H in 2026
Sarawak’s S-MM2H programme operates independently and is based on demonstrating income or liquid assets, followed by a fixed deposit in a Malaysian bank. For many applicants, this structure is more accessible than the Mainland tiers, and it also offers a limited right to work part-time or invest in businesses within Sarawak.
Financial Requirements
Applicants must meet either an income requirement or a liquid-funds requirement:
Single applicants must show RM 10,000 per month in income, or RM 100,000 in liquid assets.
Couples or families must show RM 15,000 per month in income, or RM 200,000 in liquid assets.
After approval, applicants place a fixed deposit of RM 500,000. Up to 50% of this can be withdrawn after one year under specific conditions.
Visa Structure and Stay Requirement
The S-MM2H visa is generally issued for ten years and is renewable. The main applicant must be at least 30 years old. To maintain the visa, the main applicant must spend a minimum of 30 days per year in Sarawak, which can be split across multiple visits. This requirement is typically reviewed every five years.
Work and Business Activity
Unlike Mainland MM2H, S-MM2H allows limited part-time work and business investment within Sarawak. This makes it suitable for applicants who wish to engage in small-scale professional activity or business interests in the state.
Professional Fees and Costs
Mainland MM2H fees vary by tier but are regulated under Malaysia’s price-control legislation. The current professional fees for the main applicant are:
These fees cover professional handling of the application but exclude medical checks, insurance, visa stamping fees and standard property-purchase costs such as stamp duty, legal fees and state levies.
For Sarawak S-MM2H, the agency fee is RM 14,000 for the main applicant and RM 2,000 per dependent, plus the state’s separate processing and annual visa charges.
Mainland MM2H vs Sarawak S-MM2H: A Side-by-Side View
| Feature | Mainland MM2H | Sarawak S-MM2H |
|---|---|---|
| Basis of Qualification | USD fixed deposit + compulsory property purchase | Income or liquid assets + RM 500k fixed deposit |
| Property Requirement | Compulsory | Not required |
| Visa Term | 5–20 years (tier-based) | 10 years |
| Minimum Age | 21 (SEZ) or 25 (other tiers) | 30 |
| Stay Requirement | 90 days per year under 50; none for 50+ | 30 days per year in Sarawak |
| Work Rights | Generally not permitted | Part-time work allowed in Sarawak |
| Geographic Focus | Mainland Malaysia; SEZ tied to Forest City | Sarawak (visa usable nationwide) |
A Final Word for 2026 Applicants
The MM2H programme entering 2026 is far clearer and more structured than in previous years, but it also sets higher expectations for financial capacity and property investment. For Mainland MM2H, both the fixed deposit and the property purchase are now fundamental to the visa, with specific thresholds and timing requirements that must be met. For applicants who prefer a more flexible, income-based route with modest working rights, the Sarawak S-MM2H pathway offers an alternative.
Understanding these distinctions early will help you plan your residency and property strategy together, rather than treating them as separate steps. Whichever pathway you explore, aligning your financial preparations and property decisions with the rules outlined above will help ensure a smooth application and a secure path into long-term residency in Malaysia.
Applicants planning to live or invest in the capital may find our Kuala Lumpur 2026 property outlook helpful for understanding current market dynamics.
MM2H Malaysia 2026: FAQ
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Yes. All Mainland MM2H tiers — Silver, Gold, Platinum and SEZ — currently require a property purchase as part of the programme.
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Not under the Mainland programme.
Sarawak S-MM2H does not require a property purchase.
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Current thresholds are:
SEZ: RM 500,000 (Forest City only)
Silver: RM 600,000
Gold: RM 1,000,000
Platinum: RM 2,000,000
Applicants must also follow the individual state minimums.
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Yes. Forest City is the only approved SEZ pathway at present.
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The current fixed deposit amounts are set in USD:
SEZ (21–49): USD 65,000
SEZ (50+): USD 32,000
Silver: USD 150,000
Gold: USD 500,000
Platinum: USD 1,000,000
These figures are already being applied under the latest programme structure.
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SEZ: 21+
Silver, Gold, Platinum: 25+
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Yes. These are the current categories used for Mainland MM2H applications.
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Silver: 5 years
Gold: 15 years
Platinum: 20 years
SEZ: 10 years
All are renewable.
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Applicants below 50 must stay 90 days per year.
Applicants 50+ have no minimum stay requirement.
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Not under the Mainland programme.
Sarawak S-MM2H allows limited part-time work.
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Yes, but with limits.
A property bought more than two years before visa endorsement does not allow the 50% fixed-deposit withdrawal.
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There are no announced changes at this time.
However, immigration policies can change, so applicants should expect periodic updates.
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The current rules include:
RM 10,000 (single) or RM 15,000 (couple) minimum income or
RM 100k / RM 200k liquid assets
RM 500,000 fixed deposit
Age 30+
30 days per year stay in Sarawak
10-year renewable visa
No property purchase requirement