MM2H (Malaysia My Second Home) is the Malaysian government’s long-stay programme for foreigners.
This article explains the latest MM2H application requirements for 2026, including the differences between Silver, Gold and Platinum, fixed deposits, property purchases, costs, required documents and the application process.
Programme and application requirements may change. Confirm the latest terms when applying.
What is MM2H?
MM2H (Malaysia My Second Home) allows foreigners to stay in Malaysia long term.
The three main categories are Silver, Gold and Platinum. Fixed deposits, property purchase thresholds, residency periods and work conditions differ by category.
1. Comparing the three MM2H categories
| Item | Silver | Gold | Platinum |
|---|---|---|---|
| Main applicant’s age | 25 or older | 25 or older | 25 or older |
| Fixed deposit | USD150,000 | USD500,000 | USD1,000,000 |
|
Property purchase price MM2H programme minimum |
At least RM600,000 | At least RM1,000,000 | At least RM2,000,000 |
| Residency period | 5 years | 15 years | 20 years |
| Participation fee | RM1,000 | RM3,000 | RM200,000 |
| Employment | Not permitted | Not permitted | Permitted |
| Business and investment activities | Not permitted | Not permitted | Permitted |
| Overseas income requirement | The current Silver, Gold and Platinum categories have no overseas income requirement. | ||
| Partial withdrawal of the fixed deposit | Under MOTAC guidance, from the second year, withdrawals for approved purposes—including property purchase, education, medical and healthcare expenses and domestic tourism—may total up to 50% of the fixed-deposit principal. | ||
KL Fudousan local report
Most clients contacting us about MM2H consider the Silver category.
In our experience, many choose Silver after comparing the fixed deposits and property purchase requirements across the three categories.
However, category selection should consider residency duration, property purchase and the need to work or run a business, as well as funding. Silver and Platinum permit different activities, especially if you plan to work or operate a business in Malaysia.
MM2H requires a property purchase
Current Silver, Gold and Platinum rules require participants to buy and hold residential property in Malaysia after MM2H approval.
| Silver | Gold | Platinum |
|---|---|---|
| At least RM600,000 | At least RM1,000,000 | At least RM2,000,000 |
A home purchased to meet MM2H conditions generally cannot be sold for 10 years after purchase.
An upgrade to a higher-priced home may, however, allow a sale and replacement purchase under prescribed conditions.
For example, Silver’s RM600,000 threshold is an MM2H programme condition.
The actual minimum purchase price for foreigners varies by state and area.
Kuala Lumpur generally has a RM1,000,000 foreign-buyer threshold, so obtaining Silver does not mean you can freely buy a RM600,000 property.
KL Fudousan local report
Silver requires a home priced at least RM600,000 under MM2H rules. However, Kuala Lumpur’s separate foreign-buyer restrictions mean actual property selection is not determined by the MM2H minimum alone.
This does not mean any property in this range is suitable. Consider liveability, building management, rental demand if you no longer live there, new supply nearby and your eventual resale strategy.
Because we handle rentals as well as sales, our recommendations consider actual rental demand alongside sale prices and marketing information.
Funds and costs required for MM2H
In addition to the category-specific fixed deposit and home purchase funds, MM2H requires government application fees and costs for related procedures.
| Item | Silver | Gold | Platinum |
|---|---|---|---|
|
Fixed deposit Funds to hold or prepare |
USD150,000 | USD500,000 | USD1,000,000 |
|
Home purchase funds MM2H programme minimum |
At least RM600,000 | At least RM1,000,000 | At least RM2,000,000 |
| Participation fee | RM1,000 | RM3,000 | RM200,000 |
| Processing fee | RM500 per application (excluding SST) | RM500 per application (excluding SST) | RM500 per application (excluding SST) |
| Government-prescribed agency fee | RM40,000 | RM55,000 | RM70,000 |
Other required costs
Additional costs include visa and pass fees, medical examinations, health insurance, document translation and certification.
Amounts vary by application category, number of dependants and the rules in force, so
we explain the latest costs when you consult us.
The fixed deposit is money placed with a Malaysian financial institution under MM2H conditions, rather than a fee that is spent.
Property prices shown are MM2H programme minimums. Separate state and local foreign-buyer rules apply to actual purchases.
Programme rules and government fees may change. Confirm the latest conditions when applying.
Partial withdrawal of the fixed deposit
For Silver, Gold and Platinum, MOTAC guidance allows withdrawals from the second year for approved purposes such as property purchase, education, medical and healthcare costs and domestic tourism, up to 50% of the fixed-deposit principal.
| Purpose | Details |
|---|---|
| Home purchase | Buying a home in Malaysia |
| Education | Approved education expenses |
| Medical and healthcare | Approved medical and healthcare expenses |
| Domestic tourism | Tourism activities within Malaysia |
MM2H application process
KL Fudousan is the initial consultation point for clients considering MM2H and
coordinates the application with our partner, a MOTAC-licensed MM2H operator.
We also provide continuous property-purchase guidance with MM2H requirements in mind.
| STEP | Procedure | Details |
|---|---|---|
| 01 | Consider the category | Choose a suitable category based on age, family circumstances, budget, purpose of stay and property plans. |
| 02 | Consult KL Fudousan | We discuss your MM2H needs, family and property plans, then prepare the application with our MOTAC-licensed partner. |
| 03 | Prepare the documents | Prepare the application documents following guidance from KL Fudousan and our partner. |
| 04 | MM2H application | Apply through KL Fudousan’s MOTAC-licensed MM2H partner. |
| 05 | Conditional approval | Receive conditional approval after assessment. |
| 06 | Post-approval procedures | Complete required steps in Malaysia according to the approval conditions, including the fixed deposit, home purchase and medical examination. |
| 07 | MM2H pass issuance | The MM2H pass is issued after completing the prescribed procedures and meeting the conditions. |
KL Fudousan is your point of contact
You do not need to find a licensed MM2H operator yourself.
KL Fudousan acts as your contact and coordinates the application with our MOTAC-licensed MM2H partner.
We also guide you on Kuala Lumpur property purchases that meet MM2H conditions.
Documents required for MM2H
The agent handling your MM2H application will mainly request the following documents.
| Required document | Details and notes |
|---|---|
| Passport copy |
The full two-page spread containing the photo page At least two years remaining Two copies if you ask us to arrange certification of the family register translation |
| ID photographs | 3.5 × 5 cm, blue background Four photographs per person |
| Japanese family register certificate (koseki tohon) | The English translation must be certified by the Malaysian Embassy in Japan or a Japanese embassy overseas |
| Certificate of good conduct | For those aged 18 or above only Issued by the relevant prefectural police headquarters in Japan A letter from the MM2H agency is required when applying |
| Main applicant’s CV | In English We will provide a sample |
| Application forms | Government application form Agency application form and contract |
Family, work and residency
Eligible dependants
- Spouse
- Biological, step- or adopted children under 21
- Children aged 21–34 who remain unmarried and unemployed while in Malaysia
- Children with medically certified disabilities, with no age limit
- Parents
- Parents-in-law
The Platinum category also has provisions for foreign domestic helpers.
Employment and business
Platinum permits employment, business and investment activities.
Silver and Gold do not permit employment or business activities under MM2H status.
Annual stay requirement
Silver, Gold and Platinum participants aged 25–49 must meet a cumulative 90-day annual stay requirement. This can be fulfilled by the main applicant or registered dependants.
If the main applicant dies
Subject to prescribed conditions, a registered dependant who is a close family member may replace the main applicant.
MM2H and buying property in Kuala Lumpur
Because current MM2H rules require a home purchase, it is important to consider MM2H and property selection together.
Meeting the MM2H minimum purchase price does not necessarily make a property suitable for long-term ownership.
| What to check | Approach |
|---|---|
| Liveability | Location, living environment, schools and transport access |
| Rental demand | Ease of letting if you no longer live there |
| Long-term ownership | Building management, surrounding environment and future supply |
KL Fudousan handles Kuala Lumpur’s rental market as well as sales, so our property guidance takes actual rental demand into account.
Differences between MM2H and PVIP
For long-term stays in Malaysia, another option alongside MM2H is the Malaysia Premium Visa Programme (PVIP).
MM2H and PVIP differ in required funds, employment and business conditions and the purposes they suit.
Compare MM2H and PVIP requirements and costs →
MM2H frequently asked questions
Main applicants for Silver, Gold and Platinum must currently be at least 25.
The current federal MM2H Silver, Gold and Platinum categories have no overseas income requirement.
Yes. A residential property purchase is required under current Silver, Gold and Platinum rules.
Not necessarily. RM600,000 is the MM2H programme minimum; separate state and local foreign-buyer rules still apply.
MOTAC guidance allows withdrawal of up to 50% of the principal from the second year for approved purposes, including home purchase, education, medical and healthcare expenses and tourism within Malaysia.
Platinum permits employment, business and investment activities. Silver and Gold do not permit employment or business activities under MM2H status.
No. MM2H itself does not grant permanent residency (PR) or Malaysian citizenship.
Consider MM2H and property purchase together
KL Fudousan serves as your MM2H contact, coordinates with our MOTAC-licensed partner and guides your Kuala Lumpur property purchase.
Discuss property choices that consider future rental demand as well as your own living needs.