Malaysia MM2H Requirements and Costs [2026]: Fixed Deposit from US$150,000, and How It Differs from Permanent Residence
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Malaysia's MM2H (Malaysia My Second Home) is not permanent residence but a long-stay visa valid for 5 to 20 years. Following the 2024 reform, its requirements were reorganised around three pillars: a fixed deposit, a property purchase and a stay of 90 days a year. For Silver, the tier with the most applications, a single applicant ties up a fixed deposit of US$150,000 plus a property worth MYR 600,000, and non-refundable costs, including the agent fee and stamp duty, start at roughly MYR 96,500. This article sets out the requirements and costs of the four tiers (Silver, Gold, Platinum and SEZ), the obligations common to all of them, how MM2H differs from permanent residence (PR), the separate programmes run by Sarawak and Sabah, and the application steps from Japan, based on official information from Malaysia's Ministry of Tourism, Arts and Culture (MOTAC). Life in Malaysia more generally (choosing a visa, living costs, international school fees and where to live) is covered in Moving to Malaysia: requirements and costs.
*Amounts and rules are as of September 14, 2026. This article is an English version of our Japanese guide, adapted for foreign residents of Japan and international investors.
*This article is a general explanation based on information published as of September 14, 2026 (the official MOTAC MM2H website, the Sarawak and Sabah state governments, the Immigration Department of Malaysia and local media reports). Rules and fees may change. Please check with a professional before applying regarding your individual eligibility or tax position.
Contents
- Conclusion: MM2H is a long-stay visa, not permanent residence. Even Silver ties up US$150,000 plus a MYR 600,000 home
- Requirements common to all tiers: age, days of stay, property purchase and dependants
- Silver, Gold and Platinum compared: deposit, duration, renewal fee and the right to work
- The SEZ/SFZ tier: limited to Forest City in Johor, with deposits from US$32,000
- MM2H costs: government fees, agent fees, property stamp duty and upkeep
- How much does Malaysian permanent residence (PR) cost, and how is it different from MM2H?
- Sarawak and Sabah's own programmes: a MYR 500,000 deposit and 30 days a year in the state
- Application steps and required documents from Japan
- Frequently asked questions
- Summary: MM2H is "the right to live long-term secured by a deposit"; treat it separately from permanent residence
Conclusion: MM2H is a long-stay visa, not permanent residence. Even Silver ties up US$150,000 plus a MYR 600,000 home
MM2H is a long-term version of the Social Visit Pass (with a multiple-entry visa) that the Malaysian government issues to foreign nationals. Under the new scheme announced in June 2024, it is divided into four tiers: Silver, Gold and Platinum, depending on the size of the fixed deposit, plus an SEZ/SFZ tier for people living in Johor's special economic zone. First, here are the conditions of the four tiers.
| Tier | Fixed deposit | Pass duration | Minimum property purchase | Participation fee (one-off) |
|---|---|---|---|---|
| Silver | US$150,000 | 5 years (renewable) | MYR 600,000 | MYR 1,000 |
| Gold | US$500,000 | 15 years (renewable) | MYR 1,000,000 | MYR 3,000 |
| Platinum | US$1,000,000 | 20 years (renewable) | MYR 2,000,000 | MYR 200,000 |
| SEZ/SFZ | Age 21–49: US$65,000 / age 50 and over: US$32,000 | 10 years (renewable) | A designated property in Forest City, Johor | MYR 1,000 |
In 2025, 3,172 principal applicants were approved: 2,650 for Silver, 322 for SEZ, 154 for Gold and 46 for Platinum (IMI Daily, March 26, 2026). More than 80% of applications are for Silver, so if you are considering MM2H, it is easiest to start from the Silver requirements and costs.
On the other hand, MM2H does not lead to permanent residence (PR), however many years you hold it. On June 15, 2024, the Minister of Tourism, Arts and Culture stated clearly that participants in the new scheme cannot apply for permanent residence, in any of the three tiers. If you are researching how much Malaysian permanent residence costs, read the MM2H costs and the requirements for permanent residence (Entry Permit), explained below, separately.
Requirements common to all tiers: age, days of stay, property purchase and dependants
The tiers differ mainly in the deposit amount and pass duration; the following conditions apply to all of them.
| Item | Requirement |
|---|---|
| Age | 25 or older for Silver, Gold and Platinum. 21 or older for SEZ/SFZ (the deposit is halved for applicants aged 50 and over) |
| Stay requirement | Participants under 50 must stay 90 days a year (cumulative). Days spent by the principal applicant, spouse and dependants can be combined. No stay requirement for those aged 50 and over (stated in the official tier comparison table) |
| Property purchase | After approval, buying a home at or above the tier's minimum price is mandatory. The home cannot be sold for 10 years (except when trading up to a more expensive home) |
| Withdrawals from the fixed deposit | After approval, up to 50% of the principal can be withdrawn for buying a home, education, medical care or domestic tourism. The rest stays locked in for the participation period |
| Dependants | Spouse, children under 21, unmarried and unemployed children aged 21–34, children with disabilities (no age limit), and the parents of the applicant and spouse. No participation fee for dependants |
| Employment and business | Not permitted for Silver and Gold. Platinum participants may do business, invest and work |
| Medical examination | Required at a government-designated medical facility (in Malaysia) |
| Medical insurance | Coverage by medical insurance valid in Malaysia. Proof of cover is required at renewal. According to licensed agents, applicants under 60 must be covered from the first year |
| Application route | Applications must go through an MM2H operator licensed by MOTAC (tour operator licence). Direct individual applications are not accepted |
What applicants often overlook is that buying property has become mandatory rather than optional. Under the old scheme you could participate while renting, but under the new scheme you must buy a home after approval and keep it for 10 years. In addition, each state sets its own minimum price for homes that foreigners may buy; in Kuala Lumpur, for example, the minimum is MYR 1,000,000. Properties purchasable at Silver's MYR 600,000 minimum exist only in states with lower thresholds, so check the foreign-buyer minimum in the state where you want to live first.
The stay requirement also needs care. The official guidelines require "90 days a year (cumulative) for participants under 50", and the tier comparison table states "no stay requirement" for those aged 50 and over. However, even without a minimum number of days, the medical examination, insurance and maintenance of the fixed deposit are reviewed again at renewal.
Silver, Gold and Platinum compared: deposit, duration, renewal fee and the right to work
The three tiers differ in how much you deposit, how many years your pass lasts, and whether you can work. Renewal fees are charged for each pass period and cover the principal applicant and dependants together.
| Item | Silver | Gold | Platinum |
|---|---|---|---|
| Fixed deposit | US$150,000 | US$500,000 | US$1,000,000 |
| Pass duration | 5 years | 15 years | 20 years |
| Minimum property purchase | MYR 600,000 | MYR 1,000,000 | MYR 2,000,000 |
| Participation fee (principal, one-off) | MYR 1,000 | MYR 3,000 | MYR 200,000 |
| Renewal fee (each renewal) | MYR 1,500 | MYR 3,000 | MYR 5,000 |
| Employment, business and investment | Not permitted | Not permitted | Permitted |
| Who it suits | Retirees and wealthy individuals who want to live in Malaysia for three months or more a year, and who want to keep costs to a minimum | People who want to renew only once every 15 years. Work is not permitted, so it is not the choice if you want to work | Business owners who want to run a business and work in Malaysia. The MYR 200,000 participation fee is payable on top |
In practice, the only difference between Silver and Gold is the pass duration; neither allows work. Gold's US$500,000 fixed deposit is 3.3 times Silver's, but the renewal fees differ little (MYR 1,500 every 5 years for Silver versus MYR 3,000 every 15 years for Gold). The deciding question is whether reducing the renewal workload is worth tying up 3.3 times as much money.
Only Platinum permits work and business, but its participation fee of MYR 200,000 is in a different league, and together with the US$1,000,000 fixed deposit and a MYR 2,000,000 property, a very large amount of capital is tied up. If your aim is to run a company in Malaysia, compare it with work-based statuses such as the Employment Pass before deciding.
The SEZ/SFZ tier: limited to Forest City in Johor, with deposits from US$32,000
SEZ/SFZ is a tier for people who live in the special economic zone and special financial zone (Forest City) in Johor, the state adjoining Singapore. The fixed deposit is much lower than for the other tiers: applicants aged 50 and over can obtain a 10-year pass with US$32,000.
| Item | Requirement |
|---|---|
| Fixed deposit | Age 21–49: US$65,000 / age 50 and over: US$32,000 |
| Age | 21 or older |
| Pass duration | 10 years (renewable) |
| Property | After approval, buying a property within Forest City is mandatory. It cannot be sold for 10 years |
| Stay requirement | 90 days a year (cumulative). Days spent by the principal applicant and dependants can be combined. No minimum number of days for those aged 50 and over |
| Participation and renewal fees | Participation fee MYR 1,000; renewal fee MYR 300 |
It is the most accessible tier in terms of cost, but your place of residence is fixed within the zone, and you can only buy zone properties at prices set by the developer. It does not suit people who want to live in Kuala Lumpur or Penang; it is a tier for people with a clear purpose, such as living near family members who work in Singapore, or holding a zone property as an investment.
MM2H costs: government fees, agent fees, property stamp duty and upkeep
Think of MM2H costs in two parts: the fixed deposit, which is returned when your participation ends, and the costs, which are not. The main non-refundable costs are the licensed agent's fee and the stamp duty on the property purchase.
| Item | Amount | Notes |
|---|---|---|
| Participation fee (MOTAC) | MYR 1,000 to MYR 200,000 | One-off, principal applicant. Varies by tier (Silver MYR 1,000 / Gold MYR 3,000 / Platinum MYR 200,000) |
| Processing fee | MYR 5,000 for the principal applicant plus MYR 2,500 per dependant | Paid to the One Stop Centre through the licensed agent |
| Pass issuance fee (Immigration) | MYR 500 per person per year | Paid in one go for the whole pass period (for Silver, 5 years = MYR 2,500 per person). Plus a visa fee of MYR 50 or less |
| Licensed agent's fee | Silver and SEZ MYR 40,000 / Gold MYR 55,000 / Platinum MYR 70,000 | Benchmark amounts for the principal applicant reportedly set by MOTAC at the June 2024 reform. Deposits are capped at 20% of the total. Fees for dependants vary by agent |
| Property stamp duty | 8% of the property price | A flat 8% for foreigners from January 1, 2026 (4% until 2025). MYR 48,000 on a MYR 600,000 property |
| Medical examination and insurance | From tens of thousands of yen | Examination at a designated facility, and domestic medical insurance for those under 60. Varies with age and coverage |
| Renewal fee | MYR 1,500 to MYR 5,000 | Every 5 years for Silver, every 15 years for Gold and every 20 years for Platinum |
At the June 2024 reform, MOTAC reportedly set the agent fees at MYR 40,000 for Silver, MYR 55,000 for Gold and MYR 70,000 for Platinum, and many licensed agents quote these amounts. However, how much of the processing fee, pass issuance fee, medical examination arrangements and so on is included varies by agent, so check quotes with "fees paid to the government" and "the agent's fee" shown separately.
Estimate for a single applicant on Silver (in a state where a MYR 600,000 home is possible)
To give a sense of the overall cost, here is an estimate for a single applicant on Silver who buys a home in a state where the foreign-buyer minimum is around MYR 600,000.
| Item | Amount | Nature |
|---|---|---|
| Fixed deposit | US$150,000 | Returned when participation ends. Up to 50% can be used for a home purchase and similar purposes after approval |
| Home purchase | MYR 600,000 | Remains as an asset. Cannot be sold for 10 years |
| Total funds tied up | US$150,000 + MYR 600,000 | If 50% of the fixed deposit is applied to the home price, the cash you actually need is about US$75,000 + MYR 600,000 |
| Agent's fee | MYR 40,000 | Non-refundable |
| Processing fee, participation fee and 5 years of pass fees | MYR 8,500 | Non-refundable |
| Stamp duty at 8% | MYR 48,000 | Non-refundable |
| Total non-refundable costs | About MYR 96,500 | On top of this come the medical examination, medical insurance, lawyer's and registration fees for the property purchase, and travel costs |
The often-quoted figure that "MM2H starts from US$150,000" refers only to the fixed deposit. In reality, because buying a home is mandatory, you should expect to prepare at least about US$75,000 plus MYR 600,000 in cash, with US$150,000 plus MYR 600,000 in assets tied up. When a couple applies, one fixed deposit and one home are sufficient, but a processing fee of MYR 2,500 and the pass issuance fee for one more person are added, and agents generally charge an additional fee for dependants.
How much does Malaysian permanent residence (PR) cost, and how is it different from MM2H?
The answer to "how much does Malaysian permanent residence cost?" is that MM2H does not lead to permanent residence; permanent residence (Entry Permit) is a separate scheme run by the Immigration Department, and the investor category requires a fixed deposit of US$2 million. Malaysian permanent residence is applied for under one of the following five categories.
| Category | Main requirements |
|---|---|
| Investor | A fixed deposit of at least US$2,000,000 held in a Malaysian bank for five years. A Malaysian citizen sponsor is required |
| Expert | Experts in specified fields such as doctors and lawyers. A recommendation from the relevant body and a Malaysian citizen sponsor are required |
| Professional | At least three years' work for a Malaysian government body or company. Certification and a recommendation from the relevant body, plus a sponsor, are required |
| Spouse of a Malaysian citizen | At least five years' continuous residence in Malaysia on a long-term pass |
| Points-based | Age, education, years of residence, income, investment, Malay language ability and other factors are scored out of 120, with at least 65 points required. At least five years' continuous residence is assumed |
The investor category's US$2 million is twice the US$1 million fixed deposit for MM2H Platinum. Moreover, every category requires a Malaysian citizen sponsor, and processing is said to take years. For applicants from Japan, the realistic routes to permanent residence are limited to marriage to a Malaysian citizen or the points-based route after long-term employment with a local company.
The difference becomes clear when compared with investment migration schemes in other countries. Portugal's Golden Visa makes you eligible to apply for permanent residence or citizenship after five years, and the US EB-5 grants (conditional) permanent residence from the outset in exchange for an investment. It is more accurate to understand MM2H not as "a scheme for buying permanent residence through investment" but as "a scheme for borrowing the right to stay long-term, secured by a deposit". If you want to start from the differences between permanent residence, citizenship and visas, read the differences between permanent residence, citizenship, visas and tax residence.
Sarawak and Sabah's own programmes: a MYR 500,000 deposit and 30 days a year in the state
The Borneo states of Sarawak and Sabah run their own long-stay programmes, separate from the federal MM2H. The fixed deposit is denominated in ringgit and the required amount is lower than for federal Silver, but residence is in principle limited to that state.
| Item | Sarawak S-MM2H | Sabah Sabah-MM2H (Silver) |
|---|---|---|
| Fixed deposit | MYR 500,000 (one deposit covering the spouse and dependants) | MYR 500,000 |
| Age | 30 or older | 25 or older |
| Pass duration | 5 years (renewable for a further 5 years) | 5 years (renewable for 5 years) |
| Stay requirement | The principal applicant must spend 30 days a year in Sarawak | 30 days a year in Sabah (cumulative) |
| Property | Purchase is optional | After approval, a high-rise home worth at least MYR 600,000 must be bought |
| Government fees | MYR 5,000. Pass issuance fee of MYR 500–550 per person per year | Application fee MYR 3,000 (MYR 1,500 at renewal) |
| Income requirement | Monthly income of MYR 10,000 (single) / MYR 15,000 (with dependants), or liquid assets of MYR 100,000 / MYR 200,000 | Monthly income of MYR 10,000 (single) / MYR 15,000 (with dependants) |
| Version of the scheme | Revised January 1, 2025 (announced October 31, 2024) | Launched July 2024 |
Sarawak raised its fixed deposit from MYR 150,000 to MYR 500,000 in January 2025, but this is still lower than federal Silver's US$150,000, and there is no obligation to buy property. If you are comfortable living in Kuching or Kota Kinabalu, the cost is clearly lighter than the federal MM2H. However, it cannot be used to live long-term on the peninsula (Kuala Lumpur and elsewhere), and renewal is at the state's discretion. Sabah's programme only began in July 2024, and its conditions are structured differently from the federal scheme (for example, even Silver carries an income requirement of MYR 10,000 a month for a single applicant), so check the latest materials from Sabah Tourism when applying.
Application steps and required documents from Japan
MM2H applications are submitted to the One Stop Centre in Putrajaya through an MM2H operator licensed by MOTAC. You prepare the documents while still in Japan, and complete the procedures in Malaysia once conditional approval has been issued.
| Stage | Details | Where |
|---|---|---|
| 1. Choose an agent | Check the licence in the list of licensed agents on the official MOTAC website, and check that quotes show "government fees" and "agent's fee" separately | Japan |
| 2. Prepare documents | Certified copy of your passport, CV, criminal record certificate (age 18 and over), marriage and birth certificates (if you have dependants), proof of assets. Japanese-language documents need an English translation | Japan |
| 3. Application and review | The agent submits to the One Stop Centre. After review by the Immigration Department, conditional approval is issued (several months) | Malaysia (via the agent) |
| 4. Post-approval procedures | Placing the fixed deposit, medical examination at a designated facility, taking out medical insurance, paying the participation and pass issuance fees, all within the deadline | Malaysia |
| 5. Pass issuance | The MM2H pass is affixed to your passport. You then buy a home in line with the approval conditions and keep it for 10 years | Malaysia |
Among the documents prepared in Japan, the criminal record certificate (police clearance certificate) is issued free of charge by the prefectural police headquarters for your address and includes English, so no translation is needed. Japanese-language documents such as a koseki transcript (for Japanese nationals) or a bank balance certificate need an English translation certified by the translator. An apostille from Japan's Ministry of Foreign Affairs is not normally required for Malaysian procedures, but agents or Malaysian officials may ask for certified copies, so keeping both originals and copies at hand prevents delays. Our office handles English translation and certification of documents such as koseki transcripts and bank balance certificates (in Japanese) and requesting koseki transcripts from overseas (in Japanese).
On the tax side, obtaining MM2H does not automatically make you a non-resident of Japan. Before applying, check whether Japanese taxation continues depending on how many days a year you stay and where your centre of life is, and whether you will be subject to Japan's exit tax on departure if you hold securities above a certain value. See tax and resident registration procedures when moving abroad and exit tax and the JPY 600 million and JPY 3 billion thresholds for details. Note also that Japanese passport holders can stay in Malaysia for up to 90 days without a visa (if you hold another passport, check the rules that apply to you), so if you stay three months a year or less, you can live there without MM2H. MM2H becomes necessary when you want to stay more than 90 days a year, or to hold a bank account or home long-term.
Frequently asked questions
Can I work on an MM2H visa?
Employment, business and investment activities are not permitted for Silver and Gold. Only Platinum allows business, investment and work. If your aim is to work in Malaysia, consider work-based statuses such as the Employment Pass.
When do I get the fixed deposit back?
It is returned in full when you end your participation and surrender the pass. During participation, up to 50% of the principal can be withdrawn after approval for buying a home, education, medical care or domestic tourism, but the rest remains locked in. Interest is paid at the fixed-deposit rate of the Malaysian bank.
Do I have to buy property?
Under the 2024 scheme, buying a home at or above the tier's minimum price after approval is mandatory, and it cannot be sold for 10 years after purchase (trading up to a more expensive home is allowed). In addition, each state sets a minimum purchase price for foreigners, so if the threshold in the state where you want to live is higher than Silver's MYR 600,000, the state's threshold takes precedence.
Is there no stay requirement if I am 50 or older?
The official MOTAC guidelines require "participants under 50 to stay 90 days a year (cumulative)", and set no minimum number of days for those aged 50 and over. However, maintenance of the fixed deposit, the medical examination and medical insurance cover are checked again at renewal.
Can MM2H lead to permanent residence or citizenship?
No. In June 2024, the Minister of Tourism, Arts and Culture stated clearly that participants in the new scheme cannot apply for permanent residence. Permanent residence is a separate Immigration Department scheme (Entry Permit): the investor category requires a fixed deposit of US$2 million, and the other categories assume at least five years of residence and a Malaysian citizen sponsor.
Do I need proof of income or a pension?
The official requirements of the 2024 scheme set no minimum monthly income; the size of the fixed deposit is the central condition. The old scheme's requirement of a monthly income of at least MYR 40,000 has been abolished. However, agents and the review process will ask for documents showing the source of funds (bank balance certificates, tax returns and so on).
Summary: MM2H is "the right to live long-term secured by a deposit"; treat it separately from permanent residence
The MM2H requirements boil down to four points: age 25 or older, a fixed deposit (US$150,000 for Silver), a home purchase after approval (at least MYR 600,000, held for 10 years), and 90 days a year in Malaysia for those under 50. In terms of cost, the funds tied up are US$150,000 plus MYR 600,000, and non-refundable costs start at about MYR 96,500, mainly the agent's fee and stamp duty. Permanent residence is a separate scheme, with a US$2 million fixed deposit for the investor category and at least five years of residence for the other categories, so MM2H is not suited to the goal of buying permanent residence through investment.
How MM2H compares with long-stay visas and permanent residence in other countries
MM2H stands out in that the investment itself is returned, but there is an obligation to buy a home and a 10-year holding restriction. Portugal mainly offers residence visas assessed on income rather than deposits, such as the D7 visa, which can be applied for with an income of EUR 920 a month, and eligibility to apply for permanent residence arises after five years. The US EB-5 requires an investment of US$800,000 but grants permanent residence from the outset. For details, see Portugal residence visa types and requirements and the cost of US permanent residence (green card). Minimum costs by country are listed in how much does permanent residence abroad cost? Investment amounts and application fees by country. Thailand is also often compared within Southeast Asia, but in Thailand the available visas depend on length of stay and age, and there is no retirement category for permanent residence applications. The differences are explained in Moving to Thailand: requirements and costs. Life in Malaysia, living costs, international school fees and how to choose a city are covered in Moving to Malaysia: requirements and costs.
Our office offers consultations comparing permanent residence and long-stay visas in countries including Malaysia, and handles English translation, certification and koseki requests for the Japanese documents needed for applications. If you would like to work out whether MM2H fits your goals, or compare it with Sarawak's programme or residence visas in other countries, please use our free consultation. We never use pushy sales tactics. We can assist in English and Japanese.
- Free consultation form
- Phone: +81-3-6303-1664 (weekdays 9:00–20:00 Japan time)
- Email: info@royal-ptns.com
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References (primary sources)
- Official MOTAC MM2H website: Category Overview
- Official MOTAC MM2H website: Silver requirements
- Official MOTAC MM2H website: Gold requirements
- Official MOTAC MM2H website: Platinum requirements
- Official MOTAC MM2H website: SEZ/SFZ requirements
- Official MOTAC MM2H website: guidelines (age, stay requirement, dependants, renewal fees)
- Official MOTAC MM2H website: list of licensed agents
- Malay Mail, June 15, 2024: new MM2H participants not eligible for PR (Minister of Tourism, Arts and Culture)
- IMI Daily, June 19, 2024: new MM2H rules and benchmark agent fees
- IMI Daily, March 26, 2026: breakdown of 3,172 MM2H approvals in 2025
- Sarawak Ministry of Tourism, Creative Industry and Performing Arts, October 31, 2024: new S-MM2H requirements (effective January 1, 2025)
- Sabah Tourism, official Sabah-MM2H website: Silver requirements
- Explanation of the 8% stamp duty for foreign property buyers (effective January 1, 2026)
- PropertyGuru: application categories and requirements for Malaysian permanent residence (Entry Permit)
The requirements and costs in this article are as of September 14, 2026.
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