The real cost of buying a home in Johor (2026)
Quick answer: Besides the price, prepare a 10% deposit (unless you get higher financing such as SJKP or a developer package) plus about 3–5% of the price in other costs: tiered 1–4% stamp duty on the transfer, 0.5% on the loan, legal fees for the SPA and loan, and valuation. First-time buyers of homes up to RM500,000 can be fully exempt from stamp duty.
Stamp duty on transfer (citizens)
| Portion of value | Rate |
|---|---|
| First RM100,000 | 1% |
| RM100,001 – RM500,000 | 2% |
| RM500,001 – RM1,000,000 | 3% |
| Above RM1,000,000 | 4% |
Worked examples (90% loan, not a first home)
| Cost | RM300,000 | RM450,000 | RM600,000 |
|---|---|---|---|
| Deposit 10% | RM30,000 | RM45,000 | RM60,000 |
| Transfer stamp duty | RM5,000 | RM8,000 | RM12,000 |
| Loan stamp duty (0.5%) | RM1,350 | RM2,025 | RM2,700 |
| Legal fees SPA + loan (est., before SST) | ~RM7,125 | ~RM10,688 | ~RM13,900 |
First homes up to RM500,000: transfer and loan stamp duty exempt (SPA to 31 Dec 2027). Legal fees on the Solicitors' Remuneration Order scale, excluding disbursements and 8% SST.
Frequently asked questions
How much is stamp duty on a RM450,000 house?
For a citizen who isn't a first-time buyer: RM8,000 on the transfer (1% of the first RM100,000 and 2% of the next RM350,000), plus 0.5% of the loan. First-time buyers are fully exempt.
Do I need a 10% deposit?
Usually yes, as banks finance up to 90%. Exceptions include SJKP, some developer packages, and EPF Akaun Sejahtera withdrawals to help with the deposit.
What are the total extra costs to buy a house in Malaysia?
Roughly 3–5% of the price on top of the deposit, covering stamp duty, legal fees, valuation and disbursements.