Singapore Buyer Costs Malaysia 2026
Property Details
Typical foreigner LTV: 60–70%.
1 SGD = X MYR. Manual override.
ABSD Comparison (SG)
If buying 2nd property in SG instead.
Upfront Cost Breakdown
Malaysia Costs
ABSD Comparison: If You Bought in SG Instead
Reference Tables
Foreigner Minimum Purchase Price
| State | Strata | Landed |
|---|---|---|
| KL, Johor, Melaka, Perak, Pahang, NS, Kedah | RM1,000,000 | RM1,000,000 |
| Selangor Zone 1 & 2 | RM2,000,000 | RM2,000,000* |
| Selangor Zone 3 | RM1,000,000 | RM1,000,000* |
| Penang (Island) | RM1,000,000 | RM3,000,000 |
| Penang (Mainland) | RM500,000 | RM1,000,000 |
| Sabah | RM600,000 | RM1,000,000 |
| Sarawak | RM500,000 | Strata only** |
* Selangor: strata & landed strata only; landed freehold not permitted for foreigners (PTG Selangor Circular 1/2014).
** Sarawak: strata title only; separate land law (Sarawak Land Code).
State Consent Fees (Estimated)
| State | Fee |
|---|---|
| Johor | 3% of valuation, min RM30,000 |
| Penang | RM10,000 + levy (1.5%–3%) |
| Selangor (all zones) | ~RM10,000–50,000 |
| KL (FT) | ~RM5,000–20,000 |
| Other states | ~RM3,000–5,000 |
Singapore BSD (15 Feb 2023)
| Band | Rate |
|---|---|
| First S$180,000 | 1% |
| Next S$180,000 | 2% |
| Next S$640,000 | 3% |
| Next S$500,000 | 4% |
| Next S$1,500,000 | 5% |
| Above S$3,000,000 | 6% |
Singapore ABSD (27 Apr 2023)
| Profile | 1st | 2nd | 3rd+ |
|---|---|---|---|
| SG Citizen | 0% | 20% | 30% |
| SG PR | 5% | 30% | 35% |
Sources: IRAS BSD • IRAS ABSD • EPU GPPH • PTG Johor • PTG Selangor Circular 1/2014
Related: Foreigner Eligibility Checker • SG vs MY Comparison • Stamp Duty Calculator
About This Singapore Buyer Costs Calculator
This calculator is purpose-built for Singaporeans and Singapore PRs buying property in Malaysia. It computes every upfront cost in both MYR and SGD: the 8% foreigner stamp duty on residential property (Finance Act 2025), loan stamp duty, SPA and loan legal fees under SRO 2023, estimated state consent fees, valuation fees, and your down payment — then converts the total to Singapore dollars at your specified exchange rate.
The ABSD comparison is what makes this tool unique. Singapore's Additional Buyer's Stamp Duty means purchasing a second property in Singapore costs an extra 20% (citizen) or 30% (PR) on top of BSD. At current rates, a Singaporean buying a S$1.5M second property in Singapore would pay approximately S$116,600 in total stamp duty (BSD + ABSD), while buying an equivalent RM 5M property in Malaysia costs approximately RM 400,000 (S$121K) in stamp duty — but with no ABSD. For SG citizens buying a third property, the difference is even more dramatic at 30% ABSD.
State consent fees vary significantly by state and are set by each state's Land and Mines Office (PTG). Johor charges 3% of valuation with a minimum of RM 30,000 — the highest in Malaysia. KL (Federal Territory) is typically RM 5,000–20,000. These estimates are based on the latest published fee schedules (verified February 2026) but should always be confirmed with your Malaysian lawyer. For more details, see our guides on Singapore PR buying in Malaysia and Malaysia property tax for Singaporeans.
How Costs Are Calculated
Stamp duty for foreigners: flat 8% of property value for residential (4% for non-residential). Loan stamp duty: 0.5% of loan amount. Legal fees: SRO 2023 Table A rates (1.25% on first RM 500K, 1% above). State consent: estimated per state's published schedule. Down payment: price minus loan amount (typical foreigner LTV is 60–70%). All MYR amounts are converted to SGD at the user-specified exchange rate. ABSD comparison uses IRAS published rates effective 27 April 2023.
Worked Examples
Example 1: SG Citizen Buying RM 1M Johor Condo (2nd Property, 70% LTV)
| Stamp Duty (8% foreigner) | RM 80,000 |
| Loan Stamp Duty (0.5% of RM 700K) | RM 3,500 |
| SPA Legal Fees | RM 11,250 |
| Loan Legal Fees | RM 8,250 |
| State Consent Fee (Johor 3%) | RM 30,000 |
| Valuation Fee | RM 2,500 |
| Down Payment (30%) | RM 300,000 |
| Total Upfront (MYR) | RM 435,500 |
| Total Upfront (SGD @ 3.30) | S$ 131,970 |
If buying a S$303K (equivalent) 2nd property in Singapore instead: BSD S$4,860 + ABSD 20% = S$60,600. Total SG stamp duty: S$65,460 — but the SG property would be a fraction of what RM 1M buys in Johor.
Example 2: SG PR Buying RM 1.5M Penang Island Condo (1st Property, 60% LTV)
| Stamp Duty (8%) | RM 120,000 |
| Down Payment (40%) | RM 600,000 |
| Legal + Consent + Loan Stamp | ~RM 57,000 |
| Total Upfront (SGD @ 3.30) | ~S$ 235,500 |
Buying Malaysian property as a foreigner?
We've pre-screened foreigner-eligible properties across 8 states — with 8% stamp duty, RPGT, and rental tax pre-calculated. State consent fees, minimum price thresholds, and financing options included.
Get the Foreign Buyer Edition — SGD 999 →