About This Stamp Duty Calculator
This free stamp duty calculator computes the full upfront government charges when buying property in Malaysia: Memorandum of Transfer (MOT) stamp duty, loan agreement stamp duty, and legal fees under the Solicitors' Remuneration Order 2023 (Table A). It supports Malaysian citizens, permanent residents, and foreigners — including the new 8% flat residential rate for foreigners effective 1 January 2026 under the Finance Act 2025, Item 32(ab).
Stamp duty is Malaysia's largest upfront property cost after the down payment. Many buyers budget only 10% for upfront costs, but actual costs for citizens typically total 13–15% of the property price once stamp duty, legal fees, and the down payment are included. For foreigners, it's 18–22% due to the higher stamp duty rate and lower loan-to-value ratio (60–70% LTV vs 90% for citizens).
The calculator also applies the first-time homebuyer exemption for Malaysian citizens purchasing properties at or below RM 500,000. Under Budget 2026, eligible first-time buyers with SPAs executed between 1 January 2026 and 31 December 2027 receive full stamp duty exemption on both MOT and loan agreements. For full details, see our Stamp Duty Malaysia 2026 Guide.
How Stamp Duty Is Calculated
MOT stamp duty for citizens and PRs uses a tiered system on the higher of purchase price or market value: 1% on the first RM 100,000, 2% on RM 100,001–500,000, 3% on RM 500,001–1,000,000, and 4% above RM 1,000,000. Foreigners pay a flat 8% on the entire value for residential property (4% for non-residential). Loan stamp duty is a flat 0.5% of the loan amount for all buyer types. Legal fees follow the SRO 2023 Table A schedule: 1.25% on the first RM 500,000, then 1% up to RM 7,500,000.
Worked Examples
Example 1: RM 300,000 Property (Malaysian Citizen, 90% Loan)
| MOT Stamp Duty | 1% × RM 100K + 2% × RM 200K = RM 5,000 |
| Loan Stamp Duty | 0.5% × RM 270K = RM 1,350 |
| SPA Legal Fees | 1.25% × RM 300K = RM 3,750 |
| Loan Legal Fees | 1.25% × RM 270K = RM 3,375 |
| Down Payment (10%) | RM 30,000 |
| Total Upfront | RM 43,475 (14.5% of price) |
Example 2: RM 500,000 Property (Malaysian Citizen, 90% Loan)
| MOT Stamp Duty | 1% × RM 100K + 2% × RM 400K = RM 9,000 |
| Loan Stamp Duty | 0.5% × RM 450K = RM 2,250 |
| SPA Legal Fees | 1.25% × RM 500K = RM 6,250 |
| Loan Legal Fees | 1.25% × RM 450K = RM 5,625 |
| Down Payment (10%) | RM 50,000 |
| Total Upfront | RM 73,125 (14.6% of price) |
Example 3: RM 1,000,000 Property (Foreigner, 70% Loan)
| MOT Stamp Duty | 8% × RM 1,000K = RM 80,000 |
| Loan Stamp Duty | 0.5% × RM 700K = RM 3,500 |
| SPA Legal Fees | 1.25% × RM 500K + 1% × RM 500K = RM 11,250 |
| Loan Legal Fees | 1.25% × RM 500K + 1% × RM 200K = RM 8,250 |
| Down Payment (30%) | RM 300,000 |
| Total Upfront | RM 403,000 (40.3% of price) |