11 of the 14 projects on our list have entry prices at or above RM1 million, which is the minimum purchase price for foreign buyers in Kuala Lumpur. The other 3 do not clear it at their entry price. Since 1 January 2026, transfers to foreign individuals and foreign companies are stamped at a flat 8% — on a RM1,200,000 unit that is RM96,000, against RM30,000 for a local buyer.
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Most of this site is written for buyers who live here. If you are buying from outside Malaysia, or on a pass, three things work differently: the price floor, the stamp duty, and the consent you need from the state. This page applies all three to the projects we actually track.
Which projects clear the threshold
| Project | Location | From | Size | Tenure | Status | Stamp duty at 8% |
|---|---|---|---|---|---|---|
| Phoeniz Suites | Kuala Lumpur City Centre | RM1,016,400 | 484–678 sq ft | Freehold | Q2 2029 | RM81,312 |
| FACE Suites Kuala Lumpur | Kuala Lumpur City Centre | RM1,212,000 | 560–1,625 sq ft | Freehold | Completed | RM96,960 |
| Golden Crown | Tun Razak Exchange TRX | RM1,280,000 | 624–1,238 sq ft | Leasehold | Q4 2026 | RM102,400 |
| Pavilion Square | Bukit Bintang, KL City Centre | RM1,319,000 | 504–1,272 sq ft | Leasehold | Residence 2029 | Office 2027 | RM105,520 |
| Oxley Tower 1 | SO Kuala Lumpur | Kuala Lumpur City Centre | RM1,449,000 | 566–995 sq ft | Freehold | Completed | RM110,240 |
| Core Residence | Tun Razak Exchange (TRX) | RM1,442,207 | 624–1,022 sq ft | Freehold | Completed | RM115,377 |
| Orion Residences | Bukit Bintang | RM1,450,000 | 491–1,329 sq ft | Freehold | Under construction | RM116,000 |
| The Conlay Residences | Bukit Bintang | RM1,460,000 | 743–1,335 sq ft | Freehold | Completed | RM116,800 |
| CloutHaus | Kuala Lumpur City Centre | RM1,548,800 | 549–1,216 sq ft | Freehold | Q1 2029 | RM123,904 |
| Oxley Tower 2 | Jewel KL City Centre | Kuala Lumpur City Centre | RM1,784,000 | 678–2,185 sq ft | Freehold | Completed | RM142,720 |
| Royal Lexis | Kuala Lumpur City Centre | RM1,897,000 | 573–1,225 sq ft | Freehold | Q3 2029 | RM151,760 |
Stamp duty shown is 8% of the entry price on the transfer instrument. The loan agreement is stamped separately at 0.5% of your loan amount. Legal fees, valuation and consent application costs are on top.
The remaining 3 — SWNK Houze, Dawn | Kuala Lumpur City Centre, Centrix — start below RM1 million. A larger layout in the same project may still clear the threshold; the floor applies to the unit you buy, not the project.
The three rules that change
1. The minimum purchase price
Kuala Lumpur sets the floor for foreign buyers at RM1 million. Selangor is RM2 million in its main districts (Petaling, Gombak, Hulu Langat, Sepang, Klang, Kuala Selangor, Kuala Langat) and RM1 million in Hulu Selangor and Sabak Bernam. The threshold that applies is the one in force when the sale and purchase agreement is signed. Check the current position for the specific state before you commit.
2. Stamp duty at 8%
From 1 January 2026, the transfer instrument for a foreign individual or a foreign company is stamped at a flat 8%, rather than the tiered 1–4% a citizen pays. Source: LHDN.
| Buyer | Transfer instrument |
|---|---|
| Malaysian citizen | 1% to 4%, tiered by price |
| Foreign individual or company | Flat 8% |
3. State consent
Every purchase by a foreigner needs the consent of the state authority. It is applied for after the sale and purchase agreement and it takes time — build it into your timeline rather than treating it as a formality.
What it costs when you sell
Real property gains tax is charged at a different schedule for non-citizens and non-permanent-residents:
| Held for | Non-citizen / non-PR | Citizen or PR |
|---|---|---|
| Within 3 years | 30% | 30% |
| 4th year | 30% | 20% |
| 5th year | 30% | 15% |
| 6th year onwards | 10% | Nil |
The gap is widest in years four and five, and it never reaches nil. Confirm the current schedule on the LHDN site.
Financing
Margin of finance for a non-resident buyer is set by each bank’s own policy and is generally tighter than for a resident. Some buyers pay in cash for that reason. Ask the bank directly before you assume a figure — and note that a loan approved abroad does not change the stamp duty or consent position here.
Next
The RM1 million line, project by project · What you carry every month before any tenant · Which of these you can move into
Questions
What is the minimum price a foreigner can buy in Kuala Lumpur?
RM1 million. Selangor is RM2 million in its main districts (Petaling, Gombak, Hulu Langat, Sepang, Klang, Kuala Selangor, Kuala Langat) and RM1 million in Hulu Selangor and Sabak Bernam. The threshold that applies is the one in force when the SPA is signed.
How many of these projects clear it?
11 of the 14 at their entry price. A larger layout in one of the others may still clear it, because the floor applies to the unit, not the project.
How much stamp duty does a foreigner pay?
From 1 January 2026, a flat 8% on the transfer instrument, against 1% to 4% tiered for a citizen. On a RM1,200,000 unit that is RM96,000 instead of RM30,000. The loan agreement is stamped separately at 0.5% of the loan.
Do I need state consent?
Yes. Every purchase by a foreigner needs the state authority’s consent, applied for after the SPA. It takes time and should be built into your timeline.
What tax do I pay when I sell?
Real property gains tax at the non-citizen schedule: 30% for the first five years and 10% from the sixth year onwards. It never reaches nil, unlike the citizen schedule.
Other buyers
First home · Upgrading · Own stay · Renting it out · A second property
Prices and project details as listed on this site, checked 24 September 2026. Monthly figures are estimates, not quotations.