Best Malaysia PropertiesOn top of the 10% down payment, expect to pay roughly 5% of the price in one-off costs when buying a sub-sale home in Malaysia with a 90% loan. The main items are stamp duty on the transfer (MOT), lawyers' fees for the SPA and the loan, 0.5% stamp duty on the loan, 8% SST on the legal fees and a valuation fee. First-time buyers of homes up to RM500,000 pay no MOT or loan stamp duty on SPAs signed in 2026–2027, which brings the bill down sharply.
The costs, item by item
1. Down payment. Usually 10% of the price. Banks typically lend up to 90% on your first and second home loans. Bank Negara caps the loan at 70% from your third housing loan.
2. Legal fee for the sale and purchase agreement (SPA). For sub-sale homes, lawyers charge on the scale in the Solicitors' Remuneration Order 2023, in force since 15 July 2023:
- First RM500,000: 1.25% (minimum RM500)
- Next RM7 million (up to RM7.5 million): 1%
- Above RM7.5 million: negotiable, capped at 1%
Lawyers may give a discount of up to 25% on this scale for sub-sale transactions. Developer (new launch) purchases use a separate, lower scale, and developers sometimes pay the SPA legal fee as a sales incentive.
3. Legal fee for the loan agreement. The same scale applies to the loan amount, not the price. Your bank's panel lawyer usually prepares the loan documents.
4. SST on legal fees. Service tax on legal and other professional services has been 8% since 1 March 2024. It applies to the lawyer's fees, not to stamp duty.
5. Stamp duty on the transfer (MOT). This is the biggest item for most buyers. It is charged on the price or market value, whichever is higher:
| Portion of value | Rate |
|---|---|
| First RM100,000 | 1% |
| RM100,001 – RM500,000 | 2% |
| RM500,001 – RM1,000,000 | 3% |
| Above RM1,000,000 | 4% |
6. Stamp duty on the loan agreement. Generally 0.5% of the loan amount.
7. Stamp duty on the SPA itself. A nominal RM10 per copy, according to EdgeProp's cost guide.
8. Valuation fee (sub-sale). The bank needs a valuation report. The common scale is 0.25% on the first RM100,000 and 0.20% on the next RM2 million. Some banks absorb it as part of a loan package.
9. Disbursements. These are search fees, registration fees, courier and printing charges. They vary between firms, so ask your lawyer for an itemised quote.
10. Insurance. Mortgage insurance (MRTA/MLTA) is often bundled into the loan. Ask your bank what cover it requires and whether you can choose your own insurer.
Worked example: RM500,000 and RM700,000 sub-sale homes
Both examples assume a 90% loan, no lawyer's discount and SPAs signed in 2026. Figures are calculated from the scales above. Disbursements, insurance and valuation discounts are left out.
| Item | RM500,000 home | RM700,000 home |
|---|---|---|
| Down payment (10%) | RM50,000 | RM70,000 |
| Loan amount (90%) | RM450,000 | RM630,000 |
| SPA legal fee | RM6,250 | RM8,250 |
| Loan legal fee | RM5,625 | RM7,550 |
| SST 8% on legal fees | RM950 | RM1,264 |
| MOT stamp duty | RM9,000 | RM15,000 |
| Loan stamp duty (0.5%) | RM2,250 | RM3,150 |
| Valuation fee | RM1,050 | RM1,450 |
| One-off costs (excl. down payment) | RM25,125 | RM36,664 |
| One-off costs, first-time buyer (2026–2027 rules) | RM13,875 | RM36,664 (above RM500k cap) |
For the RM500,000 home, a qualifying first-time buyer saves the RM9,000 MOT and RM2,250 loan duty. That leaves about RM13,900 plus the RM50,000 down payment. The RM700,000 home does not qualify under the current rule, which stops at RM500,000.
First-time buyer stamp duty exemption: what is in force
- Now (SPAs signed 1 January 2026 – 31 December 2027): Budget 2026 extended a 100% exemption on MOT and loan agreement stamp duty for a first residential home priced up to RM500,000. Conditions include Malaysian citizenship and not having owned a home before. Your lawyer will ask you to sign a declaration.
- Proposed in Budget 2027 (tabled 9 October 2026): for SPAs signed from 1 January 2027 to 31 December 2030, the full exemption would continue up to RM500,000. Homes up to RM750,000 would get full relief on the first RM500,000 and 50% on the rest. Applying the method in EdgeProp's worked examples, MOT on a RM700,000 home would fall to about RM3,000 under the proposal, against RM15,000 without it. As of 31 October 2026 this is still a proposal, so check the final law before you count on it.
Costs that come after you get the keys
For condos, budget for monthly maintenance fees plus a sinking fund, which is usually 10% of the maintenance fee. Every property also pays yearly quit rent and assessment (cukai pintu). See our condo vs landed guide for how these differ, and check tenure on the freehold vs leasehold guide. Leasehold renewals add a cost later.
How to use this with our rankings
Each property page on our site shows price ranges and psf where we could verify them. Pick a project from best condos in Malaysia or the property map, multiply its price by about 5% for one-off costs, add your down payment, and you have the cash you need to complete.