Negotiator ∙ Dreammakerz
Felix
REN44487
Negotiator ∙ Dreammakerz
Felix
REN44487
About Felix
Leveraging market knowledge and negotiation skills to deliver exceptional results. Your real estate success is my priority. Ready to make your real estate dreams a reality? Let's chat. Your dream home awaits.
371 properties on sale
3 properties on rent
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My Listings
Taman Puteri Wangsa 1 Sty Terrace,Jalan Lembing,Ulu Tiram,Renovated
ulu tiram
৳ 14,284,865
Listed on July 28, 2026
Taman Skudai Baru 2 Sty Terrace,Jalan Hang Kasturi,Skudai,Renovated
skudai
৳ 20,991,233
Listed on June 30, 2026
Bandar Bestari Perdana 2 Sty Terrace,Jalan Ixora,Pasir Gudang,Renovated
pasir gudang
৳ 12,871,415
Listed on September 9, 2026
Taman Nusa Bayu 2 Sty Terrace,Iskandar Puteri,Gelang Patah,Renovated
gelang patah
৳ 20,028,884
Listed on March 25, 2026
Taman Teratai Single Storey Big Corner Lot,Skudai,Johor Bahru,Extend
skudai
৳ 23,697,839
Listed on August 25, 2026
Taman Impian Emas 2 Sty Terrace,Skudai,Renovated,Unblock,Johor Bahru
skudai
৳ 21,953,582
Listed on July 28, 2026
Taman Puteri Wangsa 2 Sty Terrace,Jalan Jenawi,Ulu Tiram,Renovated
ulu tiram
৳ 19,186,829
Listed on April 14, 2026
Taman Universiti 1 Sty Terrace,Jalan Kemuliaan,Skudai,Renovated,Bumi Lot
skudai
৳ 14,345,012
Listed on April 20, 2026
Cahaya Masai 2 Sty Meiudm Cost,Jalan Berlian,Pasir Gudang,Renovated
pasir gudang
৳ 10,525,690
Listed on April 13, 2026
Taman Bukit Jaya 2 Sty Medium Cost,Endlot with Land,Jalan Denai,Ulu Tiram
bukit jaya
৳ 10,164,809
Listed on March 16, 2026
Taman Scientex 2.5 Sty Terrace,Jalan Scientex,Kelapa Sawit,Bumi Lot
kulai
৳ 11,668,479
Listed on September 3, 2026
Taman Rinting 2 Sty Low Cost Endlot,Jalan Geharu,Masai,Renovated,Extend
masai
৳ 13,773,617
Listed on April 15, 2026
Taman Pulai Mutiara 2.5 Sty Terrace,Johor Bahru,Skudai,Kangkar Pulai
kangkar pulai
৳ 17,683,159
Listed on March 19, 2026
Taman Setia Indah 2 Sty Terrace,Jalan Setia,Precinct 10,Original,Gng
johor bahru
৳ 20,991,233
Listed on March 31, 2026
Bandar Baru Uda 2 Sty Terrace,Jalan Padi Mahsuri,Johor Bahru,Renovated
tampoi
৳ 17,983,893
Listed on April 21, 2026
Taman Air Biru 2 Sty Low Cost,Pasir Gudang,Johor Bahru,Renovated
pasir gudang
৳ 10,164,809
Listed on August 12, 2026
Taman Johor Single Storey Terrace,Jalan Panti,Johor Bahru,Renovated,Extend
johor bahru
৳ 15,878,755
Listed on April 30, 2026
Taman Skudai Baru 2 Sty Low Cost,Jalan Hang Tuah,Skudai,Renovated
skudai
৳ 13,472,883
Listed on July 17, 2026
Taman Tampoi Utama Medium Cost,Jalan Titiwangsa,Johor Bahru,Renovated
tampoi
৳ 6,616,148
Listed on July 15, 2026
Horizon Residence,High Floor,Renovated,Bukit Indah,Gelang Patah,Full Loan
iskandar puteri
৳ 15,578,021
Listed on August 17, 2026
Taman Teratai Single Storey Low Cost,Jalan Lumpit,Skudai,Renovated
skudai
৳ 12,781,195
Listed on July 5, 2026
Desa Cemerlang 1 Sty Terrace,Jalan Kekabu,Ulu Tiram,Renovated,Extend
ulu tiram
৳ 17,442,572
Listed on July 18, 2026
Palazio Apartment,High Floor,Pool View,Full Loan,Taman Mount Austin
johor bahru
৳ 13,172,149
Listed on March 11, 2026
Austin Residence 1.5 Sty Terrace,Taman Mount Austin,Johor Bahru,Gng
johor bahru
৳ 20,389,765
Listed on July 29, 2026
Kota Masai 2 Sty Low Cost,Jalan Duku,Pasir Gudang,Renovated,Extend
pasir gudang
৳ 10,766,277
Listed on April 15, 2026
Permas Jaya Low Cost Flat,Masai,Johor Bahru,Level 5,Gng
permas jaya
৳ 5,052,331
Listed on July 8, 2026
Bandar Tiram 2 Sty Terrace,Jalan Tiram,Ulu Tiram,Renovated,Full Loan
ulu tiram
৳ 17,081,691
Listed on August 26, 2026
Taman Kota Masai 2 Sty Terrace,Full Loan,Bumi Lot,Jalan Jambu,Pasir Gudang
masai
৳ 14,074,351
Listed on September 8, 2026
Taman Sri Putri Double Storey Terrace,Jalan Gangsa,Skudai,Renovated
skudai
৳ 18,284,627
Listed on April 21, 2026
Taman Putri Kulai 1 Sty Terrace,Jalan Sri Putri,Kulai,Renovated,Unblock View
kulai
৳ 14,074,351
Listed on September 11, 2026
Taman Bukit Tiram 2 Sty Endlot,Jalan Ledang,Ulu Tiram,Renovated,Full Loan
ulu tiram
৳ 13,232,296
Listed on September 10, 2026
Taman Senai Utama Single Storey Terrace,Senai,Renovated,Johor Bahru
senai utama
৳ 14,675,819
Listed on March 12, 2026
Nusa Perdana Service Apartment,Full Loan,Gelang Patah,Ground Floor
gelang patah
৳ 13,533,030
Listed on July 31, 2026
Taman Mount Austin 2 Sty Low Cost Corner,Mutiara Emas,Johor Bahru,Renovated
johor bahru
৳ 18,284,627
Listed on March 31, 2026
Larkin Residences Fasa 2,Jalan Dato Jaafar,Johor Bahru,Renovation
johor bahru
৳ 14,435,232
Listed on April 30, 2026
Kempas Baru 1 Sty Bungalow,Jalan Banjaran,Johor Bahru,Renovated
kempas baru
৳ 16,540,370
Listed on March 25, 2026
Taman Wawasan Kelapa Sawit 1 Sty Terrace,Jalan Merpati,Kulai,Renovated
kulai
৳ 12,570,681
Listed on April 18, 2026
Puteri Wangsa 2 Sty Low Cost,Jalan Lading,Ulu Tiram,Renovated,Extend
ulu tiram
৳ 11,367,745
Listed on August 15, 2026
Setia Tropika 2 Sty Terrace,Erica Green,Johor Bahru,Renovated,Gng,Furnished
johor bahru
৳ 25,562,390
Listed on September 14, 2026
Taman Pulai Utama 2 Sty Terrace,Jalan Pulai,Skudai,Renovated,Bumi Lot
pulai utama
৳ 18,044,040
Listed on June 25, 2026
Taman Universiti 1 Sty Low Cost,Jalan Kejayaan,Skudai,Renovated
skudai
৳ 11,969,213
Listed on September 10, 2026
Larkin 1 Sty Bungalow,Jb Town,Jalan Tani,Johor Bahru,Renovated,Extend
johor bahru
৳ 23,096,371
Listed on August 29, 2026
Taman Teratai Double Storey Terrace,Sri Pulai,Skudai,Meranti,Renovated
skudai
৳ 18,585,361
Listed on April 18, 2026
Taman Mutiara Rini 2 Sty Terrace,Jalan Bakti,Skudai,Renovated,Unblock
mutiara rini
৳ 20,449,912
Listed on April 3, 2026
Taman Kobena 2 Sty Terrace,Bumi Lot,Jalan Subang,Tampoi,Johor Bahru
johor bahru
৳ 14,886,333
Listed on September 8, 2026
Baiduri Perling Low Cost Flat,Jalan Perkaka,Johor Bahru,Renovated
taman baiduri perling
৳ 5,954,533
Listed on March 10, 2026
Taman Ungku Tun Aminah 1 Sty Terrace,Jalan Nakhoda,Skudai,Renovated
tun aminah
৳ 17,442,572
Listed on April 4, 2026
Taman Abad 1 Sty Terrace,Century Garden,Ksl Mall,Johor Bahru,Jb Town
johor bahru
৳ 27,066,060
Listed on July 31, 2026
Idaman Resident Service Apartment,Nusa Indah,Iskandar Puteri,Level 7
gelang patah
৳ 17,683,159
Listed on March 22, 2026
Idaman Senibong Apartment,Bumi Lot,Renovated,Bayu Senibong,Permas Jaya,Masai
masai
৳ 11,728,626
Listed on September 17, 2026
Bandar Putra Kulai 2 Sty Terrace,Jalan Kasawari,Kulai,Renovated,Unblock
kulai
৳ 17,683,159
Listed on June 10, 2026
Bestari Indah 2 Sty Terrace,Puteri Wangsa,Ulu Tiram,Renovated,Full Loan
ulu tiram
৳ 16,780,957
Listed on September 10, 2026
Taman Kota Masai 2 Sty Low Cost,Renovated,Extend,Jalan Tembikai,Full Loan
masai
৳ 10,465,543
Listed on July 31, 2026
Villa Hijauan Townhouse,Duplex,Skudai,Full Loan,Cash Out,Selesa Jaya
skudai
৳ 9,623,488
Listed on April 2, 2026
Denai Nusantara Apartment,Gelang Patah,Full Loan,Low Floor,Rmmj
gelang patah
৳ 10,766,277
Listed on August 26, 2026
Taman Rinting 1 Sty Endlot,Jalan Tembusu,Masai,Renovated,Extend
masai
৳ 17,683,159
Listed on August 21, 2026
Taman Universiti Single Storey Endlot,Jalan Kemajuan,Skudai,Renovated
skudai
৳ 15,277,287
Listed on August 20, 2026
Bandar Baru Uda 1 Sty Terrace,Jalan Padi,Johor Bahru,Renovated,Bumi Lot
johor bahru
৳ 16,540,370
Listed on April 20, 2026
Taman Damai Jaya 2 Sty Low Cost,Jalan Makmur,Skudai,Renovated,Extend
skudai
৳ 12,630,828
Listed on September 5, 2026
Taman Mutiara Rini 2 Sty Semi D,Jalan Bestari,Skudai,Rmmj,Johor Bahru
skudai
৳ 18,645,508
Listed on August 25, 2026
Bandar Putra Kulai Single Storey Corner Lot,Jalan Terkukur,Kulai,Senai
kulai
৳ 17,442,572
Listed on March 30, 2026
Taman Ungku Tun Aminah 1 Sty Terrace,Jalan Pahlawan,Skudai,Renovated
skudai
৳ 17,081,691
Listed on April 17, 2026
Ulu Tiram Rumah Pangsa,Taman Bukit Tropika,Low Cost,Level 1
ulu tiram
৳ 6,315,414
Listed on July 27, 2026
Nusa Bestari Residency 2 Sty Terrace,Jalan Nb,Skudai,Gng,Renovated
skudai
৳ 23,697,839
Listed on July 21, 2026
Pangsapuri Jasa,Taman Mutiara Rini Low Cost Flat,Renovated,Skudai
skudai
৳ 6,916,882
Listed on July 29, 2026
Taman Sri Skudai Single Storey Terrace,Jalan Emas,Skudai,Renovated
skudai
৳ 14,375,085
Listed on August 6, 2026
Taman Pulai Indah 2 Sty Medium Cost,Renovated,Kangkar Pulai,Skudai
skudai
৳ 12,029,360
Listed on July 31, 2026
Taman Daya 2 Sty Low Cost,Jalan Pinang,Johor Bahru,Renovated,Extend
johor bahru
৳ 14,074,351
Listed on August 12, 2026
Taman Air Biru Double Storey Semi D,Pasir Gudang,Renovated,Extend
pasir gudang
৳ 17,983,893
Listed on August 7, 2026
Taman Pontian Perdana Double Storey Bungalow,Cassini,Furnished,Renovated
pontian
৳ 26,915,693
Listed on June 12, 2026
Taman Pontian Utama Low Cost Flat,Renovated,High Floor,Full Loan
pontian
৳ 4,811,744
Listed on September 7, 2026
Taman Skudai Baru 1 Sty Terrace,Jalan Hang Lekiu,Skudai,Renovated,Bumi Lot
6,jalan hang lekiu 11
৳ 16,780,957
Listed on February 25, 2026
Taman Johor Jaya 1 Sty Terrace,Jalan Dedap,Johor Bahru,Renovated
johor bahru
৳ 17,683,159
Listed on July 17, 2026
Taman Desa Cemerlang 2 Sty Low Cost,Jalan Lanjut,Ulu Tiram,Renovated
desa cemerlang
৳ 12,570,681
Listed on March 24, 2026
Taman Desa Cemerlang 2 Sty Terrace,Jalan Ara,Ulu Tiram,Renovated
ulu tiram
৳ 15,277,287
Listed on April 13, 2026
Kangkar Pulai Low Cost Flat,Kenari Flat,Jalan Harmoni,Skudai,Top Floor
skudai
৳ 4,450,863
Listed on July 27, 2026
Taman Bukit Mewah 2 Sty Corner Lot,Medium Cost,Johor Bahru,Renovated
skudai
৳ 15,036,700
Listed on September 13, 2026
One 49 Residence,High Floor,Johor Bahru,Blok A,Jb Town,Ciq
johor bahru
৳ 14,435,232
Listed on April 4, 2026
Taman Aman 2 Sty Low Cost,Jalan Bunga Dahlia,Senai,Renovated,Kulai
senai
৳ 10,465,543
Listed on September 11, 2026
Damansara Aliff 2 Sty Terrace,Gng,Renovated,Johor Bahru,Tampoi,Skudai
skudai
৳ 22,795,637
Listed on July 25, 2026
Taman Seri Paya 1 Sty Terrace,Jalan Selar,Kluang,Bumi Lot,Original
seri paya
৳ 6,616,148
Listed on April 9, 2026
Bandar Seri Alam 2 Sty Terrace,Masai,Pasir Gudang,Renovated,Extend
pasir gudang
৳ 20,389,765
Listed on August 13, 2026
Taman Megah Ria 2 Sty Low Cost,Jalan Bayan,Masai,Full Loan,Extend
masai
৳ 10,826,424
Listed on July 17, 2026
Taman Sri Pulai 1 Sty Low Cost,Jalan Pakis,Kangkar Pulai,Renovated
skudai
৳ 11,999,287
Listed on March 25, 2026
Bandar Baru Permas Jaya Double Storey Low Cost,Original,Johor Bahru
permas jaya
৳ 11,067,011
Listed on February 26, 2026
Taman Pulai Utama 2 Sty Terrace,Jalan Pulai,Skudai,Renovated,Extend
skudai
৳ 17,983,893
Listed on July 24, 2026
Taman Desa Jaya 2 Sty Low Cost,Jalan Danau,Johor Bahru,Renovated
johor bahru
Listed on September 2, 2026
Taman Cendana Low Cost Flat,Ground Floor,Pasir Gudang,Renovated
pasir gudang
৳ 7,458,203
Listed on September 13, 2026
Taman Rinting Balau Low Cost Flat,Renovated,Level 1,Pasir Gudang
taman rinting
৳ 7,458,203
Listed on September 13, 2026
Taman Kota Masai 2 Storey Medium Cost Corner Lot,Renovated,Full Loan
masai
৳ 13,533,030
Listed on September 11, 2026
Taman Universiti 1 Sty Terrace,Jalan Kemuliaan,Skudai,Renovated
skudai
৳ 14,675,819
Listed on August 25, 2026
Taman Perling 1 Sty Terrace,Jalan Camar,Tampoi,Skudai,Renovated,Extend
perling
৳ 20,089,031
Listed on March 31, 2026
Taman Perling 2 Storey Low Cost,Jalan Camar,Johor Bahru,Unblock
johor bahru
৳ 11,427,892
Listed on June 13, 2026
Bandar Putra Single Storey Terrace,Jalan Tiong,Kulai,Renovated,Extend
kulai
৳ 14,675,819
Listed on July 18, 2026
Taman Kota Masai 1 Sty Terrace,Jalan Bacang,Pasir Gudang,Renovated
ktoa masai
৳ 13,984,131
Listed on March 11, 2026
Taman Mutiara Utama 2 Sty Terrace,Skudai Precinct 2,Unblock View
skudai
৳ 23,096,371
Listed on April 14, 2026
Permas Jaya Double Storey Low Cost,Renovated,Extend,Johor Bahru
permas jaya
৳ 11,969,213
Listed on March 27, 2026
Bandar Seri Alam Double Storey Terrace,Jalan Bukit,Pasir Gudang,Renovated
pasir gudang
৳ 17,081,691
Listed on April 21, 2026
Taman Putri Kulai 1 Sty Corner Lot,Renovated,Extend,Jalan Sri Putri,Kulai
kulai
৳ 19,788,297
Listed on April 3, 2026
Taman Pulai Mutiara 2 Sty Endlot with Land,Bare Unit,Johor Bahru
pulai mutiara
৳ 19,096,609
Listed on March 6, 2026
Taman Puteri Wangsa 2 Sty Terrace,Jalan Badik,Ulu Tiram,Renovated
ulu tiram
৳ 16,179,489
Listed on August 25, 2026
Taman Skudai Baru 2 Sty Terrace,Jalan Hang Tuah,Skudai,Renovated
skudai
৳ 20,991,233
Listed on August 6, 2026
Taman Puteri Park 2 Sty Endlot,Jalan Puteri 2/3,Ulu Tiram,Renovated,Extend
ulu tiram
৳ 22,194,169
Listed on April 24, 2026
Taman Redang Medium Cost Flat,Level 3,Molek,Johor Bahru,Harmoni Utama
johor bahru
৳ 6,616,148
Listed on September 7, 2026
Taman Desa Harmoni 1 Sty Terrace,Jalan Harmoni,Johor Bahru,Molek
johor bahru
৳ 13,533,030
Listed on July 25, 2026
Johor Jaya 1 Sty Terrace,Jalan Anggerik,Johor Bahru,Renovated,Extend
johor jaya
৳ 17,592,939
Listed on July 24, 2026
Taman Johor Jaya 2 Sty Shop Lot,Jalan Teratai,Johor Bahru,1st Floor
johor jaya
৳ 45,110
Listed on August 10, 2026
Taman Johor Jaya 1 Sty Terrace,Jalan Bakawali,Johor Bahru,Renovated
johor bahru
৳ 17,983,893
Listed on April 17, 2026
Taman Rinting 1 Sty Low Cost Shop Lot,Jalan Ketapang,Masai,Roi 4.5
rinting
৳ 12,029,360
Listed on April 22, 2026
bandar putra kulai
jalan kenari
৳ 13,773,617
Listed on February 26, 2026
Taman Pulai Indah Double Storey Terrace,Skudai,Unblock View,Renovated
skudai
৳ 19,096,609
Listed on April 10, 2026
Bandar Putra Kulai Double Storey Low Cost,Jalan Ara,Kulai,Renovated
kulai
৳ 10,465,543
Listed on April 9, 2026
Bandar Seri Alam 2 Sty Low Cost,Jalan Suria,Masai,Renovated,Extend
jalan suria
৳ 11,367,745
Listed on March 14, 2026
Pulai Perdana Low Cost Flat,High Floor,Skudai,Full Loan,Johor Bahru
skudai
৳ 4,150,129
Listed on September 6, 2026
Taman Rinting Low Cost Flat,Geharu Flat,Masai,Renovated,Level 1
masai
৳ 7,758,937
Listed on July 31, 2026
Kota Masai 2 Sty Low Cost,Renovated,Extend,Jalan Duku,Pasir Gudang
masai
৳ 10,766,277
Listed on March 19, 2026
Taman Pulai Mutiara 2.5 Sty Terrace,Kangkar Pulai,Johor Bahru,Gng
pulai mutiara
৳ 17,683,159
Listed on March 7, 2026
Taman Megah Ria Double Storey Endlot,Jalan Jelatang,Masai,Original
masai
৳ 19,848,444
Listed on August 22, 2026
Taman Damai Jaya 2 Sty Low Cost,Jalan Makmur,Skudai,Renovated,Extend
skudai
৳ 12,330,094
Listed on July 20, 2026
Bandar Indahpura 2 Sty Endlot,Jalan Melati,Kulai,Renovated,Medium Cost
kulai
৳ 14,074,351
Listed on April 12, 2026
Taman Sri Skudai 1 Sty Low Cost,Jalan Emas,Skudai,Renovated,Extend
skudai
৳ 12,570,681
Listed on June 10, 2026
Taman Puteri Wangsa 1 Sty Terrace,Jalan Keris,Ulu Tiram,Renovated,Extend
ulu tiram
৳ 13,833,764
Listed on April 13, 2026
Taman Universiti 1 Sty Terrace,Jalan Pertanian,Skudai,Renovated,Extend
skudai
৳ 15,337,434
Listed on September 4, 2026
Taman Bukit Kempas 2 Sty Corner Lot,Johor Bahru,Renovated,Extend
skudai
৳ 20,991,233
Listed on September 11, 2026
Taman Damai Jaya 2 Sty Low Cost,Jalan Aman,Skudai,Renovated,Extend
skudai
৳ 11,878,993
Listed on July 17, 2026
Taman Universiti 1 Sty Terrace,Jalan Penyiaran,Skudai,Renovated,Extend
skudai
৳ 15,277,287
Listed on August 1, 2026
Pangsapuri Sri Delima,Level 1,Seri Alam,Masai,Renovated,Pasir Gudang
masai
৳ 6,556,001
Listed on April 16, 2026
Kota Masai 2 Sty Low Cost,Jalan Tembikai,Pasir Gudang,Renovated
pasir gudang
৳ 10,826,424
Listed on July 15, 2026
Taman Puteri Wangsa 1 Sty Terrace,Jalan Keris,Ulu Tiram,Renovated
ulu tiram
৳ 16,480,223
Listed on August 21, 2026
Taman Daya 2 Sty Low Cost,Jalan Pinang,Johor Bahru,Renovated,Extend
johor bahru
৳ 12,871,415
Listed on April 22, 2026
Sri Pulai Perdana 2 Sty Corner Lot,Kangkar Pulai,Renovated,Extend,Skudai
skudai
৳ 20,089,031
Listed on March 30, 2026
Bukit Indah 1 Sty Terrace,Jalan Indah,Johor Bahru,Renovated,Extend
johor bahru
৳ 20,690,499
Listed on July 24, 2026
Taman Bukit Indah 1 Sty Terrace,Iskandar Puteri,Renovated,Nusajaya
gelang patah
৳ 18,044,040
Listed on March 19, 2026
Taman Bukit Tiram 2 Sty Terrace Corner Lot,Jalan Soga,Ulu Tiram,Renovated
ulu tiram
৳ 18,044,040
Listed on August 6, 2026
Taman Pulai Utama 1 Sty Endlot with Land,Jalan Pulai,Skudai,Full Loan
pulai utama
৳ 17,983,893
Listed on March 13, 2026
Taman Sri Skudai 1 Sty Low Cost,Jalan Tembaga Kuning,Skudai,Renovated
skudai
৳ 12,871,415
Listed on August 21, 2026
Taman Ehsan Jaya 1 Sty Terrace,Jalan Ej,Johor Bahru,Renovated,Extend
johor bahru
৳ 16,480,223
Listed on July 16, 2026
Taman Nusantara 2 Sty Medium Cost,Jalan Nusaria,Gelang Patah,Renovated
gelang patah
৳ 14,435,232
Listed on July 24, 2026
Taman Skudai Baru 2 Sty Terrace,Jalan Hang Tuah,Skudai,Renovated
skudai
৳ 20,991,233
Listed on August 2, 2026
Taman Sri Sentosa 2 Sty Low Cost Corner Lot,Jalan Sentosa,Kulai,Renovated
kulai
৳ 13,142,076
Listed on April 20, 2026
Taman Suria Kluang 1 Sty Terrace,Jalan Bidara,Kluang,Unblock View
kluang
৳ 8,871,653
Listed on July 4, 2026
Taman Bukit Mutiara 2 Sty Terrace,Renovated,Johor Bahru,Dato Onn
dato onn
৳ 21,592,701
Listed on March 19, 2026
Taman Perumahan Rakyat Lima Kedai,Skudai,Low Cost Flat,High Floor
skudai
৳ 5,653,799
Listed on September 11, 2026
Pangsapuri Cengal Low Cost Flat,Low Floor,Taman Putri Kulai,Level 1
kulai
৳ 6,856,735
Listed on September 2, 2026
Taman Rinting 1 Sty Terrace,Jalan Tembusu,Masai,Bumi Lot,Renovated
masai
৳ 17,081,691
Listed on March 24, 2026
Taman Kempas Indah 1 Sty Terrace,Renovated,Extend,Johor Bahru
kempas indah
৳ 16,841,104
Listed on March 16, 2026
Taman Sri Skudai 1 Sty Low Cost Corner,Tembaga Kuning,Skudai,Renovated
skudai
৳ 16,179,489
Listed on July 24, 2026
Pontian Utama Low Cost Flat,Ground Floor,Johor Bahru,Renovated
pontian
৳ 6,315,414
Listed on July 14, 2026
Taman Cahaya Masai 2 Sty Medium Cost Corner Lot,Full Loan,Unblock
masai
৳ 12,269,947
Listed on August 6, 2026
Taman Melawati 2 Sty Terrace,Mutiara Rini,Skudai,Renovated,Extend
skudai
৳ 22,494,903
Listed on September 15, 2026
Taman Bestari Indah 1 Sty Terrace,Ulu Tiram,Renovated,Bumi Lot,Unblock
ulu tiram
৳ 13,833,764
Listed on July 16, 2026
Ungku Tun Aminah Low Cost Flat,Skudai,Ground Floor,Full Loan
skudai
৳ 6,315,414
Listed on July 14, 2026
Tasek 64 Low Cost Flat,Jalan Tasek,Masai,Seri Alam,Megah Ria,Low Floor
masai
৳ 5,954,533
Listed on August 11, 2026
Pangsapuri Sri Delima Flat,Seri Alam,Pasir Gudang,Renovated,Level 3
seri alam
৳ 5,713,946
Listed on March 30, 2026
Kangkar Pulai 2 Sty Rmmj,Jalan Pandan,Pulai Hijauan,Renovated,Extend
skudai
৳ 13,773,617
Listed on July 6, 2026
Taman Johor Jaya 2 Sty Low Cost Corner Lot,Jalan Keembong,Johor Bahru
johor bahru
৳ 20,690,499
Listed on May 6, 2026
Taman Muhibbah 2 Sty Low Cost Endlot,Jalan Jambu Bol,Kulai,Saleng,Renovated
kulai
৳ 10,465,543
Listed on September 9, 2026
Taman Desa Kempas Low Cost Flat,,Johor Bahru,Level 4,Renovated
johor bahru
৳ 5,653,799
Listed on April 12, 2026
Taman Kota Masai 2 Sty Terrace,Eco Tropics,Pasir Gudang,Bumi Lot
eco tropics
৳ 15,036,700
Listed on March 9, 2026
Villa Bestari Apartment,Nusa Bestari,Skudai,Level 4,Full Loan
skudai
৳ 11,067,011
Listed on July 21, 2026
Taman Sutera Double Storey Corner Lot,Jalan Sutra,Saleng,Renovated,Kulai
kulai
৳ 15,578,021
Listed on August 20, 2026
Taman Kota Masai 2 Sty Terrace,Jalan Jambu,Pasir Gudang,Renovated
kota masai
৳ 13,533,030
Listed on May 2, 2026
Taman Flora Height Low Cost Flat,Level 1,Corner Lot,SeriAlam,Masai
masai
৳ 6,556,001
Listed on June 26, 2026
Taman Scientex 2.5 Storey Terrace,Jalan Tiong,Pasir Gudang,Renovated
pasir gudang
৳ 13,773,617
Listed on April 17, 2026
Taman Plentong Baru 2 Sty Low Cost Endlot,Jalan Kemboja,Masai,Renovated
masai
৳ 13,172,149
Listed on September 5, 2026
Taman Sri Skudai 1.5 Storey Terrace,Jalan Tembaga Merah,Renovated
skudai
৳ 14,675,819
Listed on July 21, 2026
Taman Nesa Single Sty Low Cost,Jalan Joget,Skudai,Renovated,Extend
skudai
৳ 11,999,287
Listed on June 13, 2026
Pangsapuri Sri Meranti
Persiaran Meranti, Bandar Sri Damansara
৳ 6,556,001
Listed on February 2, 2026
Taman Angkasa 1 Sty Terrace,Jalan Bintang,Senai,Original Condition
senai
৳ 13,081,929
Listed on July 20, 2026
Taman Desa Cemerlang 2 Sty Low Cost,Jalan Melunak,Ulu Tiram,Reno
ulu tiram
৳ 11,367,745
Listed on June 12, 2026
Rumah Pangsa Orkid Medium Cost Flat,Desa Cemerlang,Ulu Tiram,Level 3
desa cemerlang
৳ 5,353,065
Listed on March 9, 2026
Taman Bukit Dahlia 2 Sty Endlot,Jalan Sekuntum,Pasir Gudang,Renovated
pasir gudang
৳ 14,435,232
Listed on August 5, 2026
Taman Kemas 2 Sty Terrace,Jalan Selasih,Johor Bahru,Renovated,Tampoi
johor bahru
৳ 17,442,572
Listed on March 25, 2026
Taman Gembira 1 Sty Terrace,Jalan Riang,Tampoi,Renovated,Extend
johor bahru
৳ 16,780,957
Listed on August 24, 2026
Bayu Puteri 2 Apartment,Level 4 with Lift,Johor Bahru,Renovated,Full Loan
johor bahru
৳ 10,766,277
Listed on July 6, 2026
Taman Scientex Utama 2 Sty Endlot,Senai,Kulai,Johor Bahru,Full Loan
senai
৳ 17,382,425
Listed on August 3, 2026
Bandar Baru Permas Jaya 2 Sty Low Cost,Renovated,Unblock View,Extend
permas jaya
৳ 12,871,415
Listed on August 27, 2026
Taman Nusantara 2 Sty Medium Cost,Gelang Patah,Renovated,Extend
nusantara
৳ 16,179,489
Listed on March 12, 2026
Taman Scientex 2 Sty Terrace,Jalan Kijang,Pasir Gudang,Masai,Seri Alam
pasir gudang
৳ 10,676,057
Listed on March 30, 2026
Balau Low Cost Flat,Taman Rinting,Masai,Low Floor,Renovated,Full Loan
masai
৳ 5,413,212
Listed on August 11, 2026
Taman Skudai Baru 2 Sty Terrace,Jalan Hang Kasturi,Skudai,Renovated
skudai
৳ 21,291,967
Listed on April 13, 2026
Taman Molek 1.5 Sty Terrace,Gng,Johor Bahru,Unblock View,Renovated
molek
৳ 18,886,095
Listed on April 1, 2026
Taman Utama 1 Sty Terrace Endlot,Renovated,Pekan Nenas,Jalan Utama
pekan nenas
৳ 14,435,232
Listed on April 21, 2026
Nusa Bayu 2 Sty Medium Cost,Nusajaya,Gelang Patah,Endlot,Renovated
gelang patah
৳ 15,036,700
Listed on July 29, 2026
Taman Kobena 2 Sty Terrace,Jalan Subang,Tampoi,Johor Bahru,Rneovated
tampoi
৳ 14,886,333
Listed on September 3, 2026
Taman Damai Jaya
Jalan Makmur Taman Damai Jaya
৳ 10,976,791
Listed on February 2, 2026
Taman Sri Pulai 1 Sty Low Cost Corner Lot,Jalan Rotan,Johor Bahru,Renovated
skudai
৳ 15,878,755
Listed on July 29, 2026
Taman Bestari Indah Single Storey Terrace,Renovated,Ulu Tiram
ulu tiram
৳ 14,976,553
Listed on August 27, 2026
senai utama single storey terrace
senai utama
৳ 13,172,149
Listed on March 3, 2026
Taman Abad 1 Sty Terrace,Jalan Landak Kelubi,Jb Town,Renovated,Extend
johor bahru
৳ 23,397,105
Listed on July 21, 2026
Taman Damai Jaya 2 Sty Low Cost Endlot,Jalan Tenang,Skudai,Renovated
damai jaya
৳ 12,871,415
Listed on March 18, 2026
Taman Impian Emas Low Cost Flat,Jalan Impian Emas,Skudai,Level 4
skudai
৳ 5,413,212
Listed on August 22, 2026
Taman Johor Jaya 1 Sty Low Cost,Jalan Bakawali,Johor Jaya,Renovated
johor jaya
৳ 12,871,415
Listed on April 3, 2026
Taman Megah Ria 2 Sty Low Cost,Jalan Bayan,Masai,Renovated,Extend
masai
৳ 11,969,213
Listed on August 21, 2026
Taman Pulai Utama 2 Sty Terrace, Jalan Pulai,Johor Bahru,Renovated
pulai utama
৳ 18,886,095
Listed on April 18, 2026
Bandar Seri Alam 1 Sty Terrace,Jalan Suria,Masai,Unblock View,Bumi Lot
seri alam
৳ 15,878,755
Listed on March 18, 2026
Taman Dahlia Single Storey Low Cost,Tampoi,Johor Bahru,Renovated
tampoi
৳ 10,826,424
Listed on July 29, 2026
Taman Desa Jaya 2 Sty Terrace,Jalan Lembah,Johor Bahru,Renovated
johor bahru
৳ 20,991,233
Listed on April 20, 2026
Taman Pelangi Indah Low Cost Flat,Jalan Cantik,Level 3,Original
ulu tiram
৳ 5,262,845
Listed on August 25, 2026
Bandar Selesa Jaya Low Cost Flat,Jalan Silat Lincah,Skudai,Level 4,Renovated
skudai
৳ 5,954,533
Listed on September 22, 2026
Taman Tampoi Utama 3 Sty Terrace,Sri Perkasa,Johor Bahru,Unblock
tampoi
৳ 19,758,224
Listed on August 16, 2026
Pangsapuri Sri Delima Medium Cost Flat,Level 1,Seri Alam,Renovated
pasir gudang
৳ 6,556,001
Listed on April 4, 2026
Taman Pulai Emas 1 Sty Terrace,Renovated,Johor Bahru,Full Loan,Extend
johor bahru
৳ 13,172,149
Listed on April 22, 2026
Permas Jaya 2 Sty Low Cost Corner Lot,Unblock View,Masai,Renovated
permas jaya
৳ 17,442,572
Listed on July 14, 2026
Taman Sri Skudai 1 Sty Terrace,Jalan Suasa,Skudai,Renovated,Extend
jalan suasa
৳ 16,480,223
Listed on March 18, 2026
Bandar Seri Alam 2 Sty Terrace,Jalan Bayu,Masai,Renovated,Full Loan
pasir gudang
৳ 14,675,819
Listed on September 15, 2026
Taman Daya Medium Cost Flat,Jalan Sagu,Johor Bahru,Level 2
johor bahru
৳ 6,616,148
Listed on July 16, 2026
Taman Bukit Indah 2 Sty Endlot,Iskandar Puteri,Johor Bahru,Renovated
bukit indah
৳ 25,712,757
Listed on March 12, 2026
Taman Rinting 2 Sty Low Cost,Jalan Gelam,Masai,Renovated,Unblock
taman rinting
৳ 11,969,213
Listed on March 11, 2026
Austin Regency,Jalan Austin Perdana,Taman Mount Austin,Low Floor
austin regency
৳ 11,367,745
Listed on March 16, 2026
Scientex Kulai 2 Sty Medium Cost,Kelapa Sawit,Johor Bahru,Renovated
kulai
৳ 9,773,855
Listed on July 21, 2026
Taman Pelangi 2 Sty Semi D,Jalan Cermat,Johor Bahru,Jb Town,Full Loan
johor bahru
৳ 41,802,026
Listed on March 26, 2026
Taman Anggerik 2 Sty Terrace,Kempas,Johor Bahru,Renovated,Extend
johor bahru
৳ 19,788,297
Listed on September 18, 2026
Taman Desa Skudai 1 Sty Terrace,Jalan Harmoni,Skudai,Renovated,Extend
skudai
৳ 17,081,691
Listed on April 10, 2026
Taman Universiti 1 Sty Low Cost,Jalan Perubatan,Skudai,Renovated
skudai
৳ 10,766,277
Listed on June 13, 2026
Taman Scientex 2.5 Storey Terrace,Jalan Tiong,Pasir Gudang,Renovated
pasir gudang
৳ 13,533,030
Listed on August 27, 2026
Setia Sky 88,Jb Town,Ciq,Blok B,Low Floor,Fully Furnisehd
johor bahru
৳ 87,213 /month
Listed on September 1, 2026
Taman Impian Emas 1.5 Storey Terrace,Skudai,Renovated,Johor Bahru
skudai
৳ 20,991,233
Listed on April 9, 2026
Taman Sri Pulai 1 Sty Low Cost,Jalan Lumpit,Skudai,Renovated,Extend
skudai
৳ 10,465,543
Listed on September 6, 2026
Taman Desa Harmoni 2 Sty Low Cost,Johor Bahru,Molek,Unblock,Full Loan
molek
৳ 11,668,479
Listed on August 14, 2026
Taman Bestari Indah 1 Sty Terrace Corner Lot,Renovated,Unblock,Ulu Tiram
ulu tiram
৳ 19,788,297
Listed on September 3, 2026
Tan Sri Yaacob Flat,Jalan Putra,Skudai,Renovated,High Floor,Unblock,Corner
skudai
৳ 6,255,267
Listed on September 10, 2026
Bandar Selesa Jaya 2 Sty Terrace,Jalan Silat Harimau,Skudai,Renovated
skudai
৳ 20,991,233
Listed on August 26, 2026
Taman Bukit Mutiara Double Storey Terrace,Bandar Dato Onn,Bumi Lot
johor bahru
৳ 16,841,104
Listed on September 11, 2026
Bandar Seri Alam 2 Sty Terrace,Jalan Bayu,Masai,Renovated,Unblock
masai
৳ 20,089,031
Listed on July 22, 2026
Taman Utama 2 Sty Low Cost,Jalan Utama,Pekan Nanas,Renovated,Full Loan
pekan nanas
৳ 8,961,873
Listed on July 22, 2026
Taman Sri Putri 2 Sty Terrace Endlot,Jalan Putri,Kulai,Unblock,Full Loan,Renovated
kulai
৳ 17,683,159
Listed on July 31, 2026
Taman Megah Ria 2 Sty Low Cost,Jalan Bayan,Masai,Renovated
masai
৳ 10,465,543
Listed on August 28, 2026
Taman Desa Tebrau 2 Sty Terrace,Jalan Harmonium,Johor Bahru,Renovated
johor bahru
৳ 23,697,839
Listed on August 29, 2026
Taman Puteri Wangsa 1 Sty Terrace Endlot,Jalan Keris,Ulu Tiram,Renovated
ulu tiram
৳ 16,480,223
Listed on August 21, 2026
Taman Universiti 1 Sty Terrace,Jalan Perubatan,Skudai,Renovated
skudai
৳ 14,585,599
Listed on July 16, 2026
Bandar Dato Onn Pangsapuri Kasturi,Johor Bahru,Level 4,Renovated
johor bahru
৳ 10,525,690
Listed on September 18, 2026
Taman Skudai Baru 1 Sty Terrace,Jalan Hang Jebat,Skudai,Renovated
skudai
৳ 19,186,829
Listed on August 13, 2026
Taman Sri Skudai 1 Sty Terrace,Jalan Tembaga Merah,Skudai,Renovated
skudai
৳ 15,578,021
Listed on September 23, 2026
Taman Sri Skudai 1 Sty Terrace,Jalan Emas,Skudai,Bumi Lot,Fully Renovated
skudai
৳ 15,578,021
Listed on August 8, 2026
Taman Puteri Wangsa 1 Sty Endlot,Jalan Lading,Ulu Tiram,Renovated
ulu tiram
৳ 14,886,333
Listed on March 27, 2026
Taman Rinting 1.5 Sty Terrace,Jalan Tembusu,Masai,Renovated,Extend
masai
৳ 17,081,691
Listed on March 29, 2026
Pan Vistar Apartment,Permas Jaya,Johor Bahru,High Floor,Renovated
johor bahru
৳ 12,269,947
Listed on August 20, 2026
Bandar Baru Uda 1 Sty Terrace,Jalan Padi,Johor Bahru,Bumi Lot,Renovated
johor bahru
৳ 16,540,370
Listed on April 4, 2026
Taman Scientex Maju 2 Sty Cluster,Kulai,Unblock View,Johor Bahru
kulai
৳ 23,457,252
Listed on September 23, 2026
Taman Universiti 1 Sty Corner Lot,Jalan Kemuliaan,Skudai,Renovated,Extend
skudai
৳ 21,893,435
Listed on September 8, 2026
Taman Bukit Indah 2 Sty Terrace,Jalan Indah,Garden View,Renovated,Extend
johor bahru
৳ 23,096,371
Listed on September 18, 2026
Taman Senai Utama Single Storey Terrace,Renovated,Senai,Kulai
senai
৳ 13,172,149
Listed on April 20, 2026
Taman Rinting 2 Sty Low Cost Endlot,Jalan Geharu,Masai,Renovated
masai
৳ 13,773,617
Listed on April 2, 2026
Taman Sri Skudai 2 Sty Terrace,Jalan Emas,Skudai,Renovated,Extend
skudai
৳ 20,690,499
Listed on July 22, 2026
Platino Apartment,Paradigm Mall,Taman Bukit Mewah,Skudai,Furnished
skudai
৳ 54,132 /month
Listed on July 8, 2026
Taman Pelangi 2 Storey Corner Lot,Jalan Sri Pelangi,Jb Town,Renovated
johor bahru
৳ 41,501,292
Listed on August 25, 2026
Taman Mutiara Rini 2 Sty Corner Lot,Jalan Utama,Skudai Unblock View,Renovated
skudai
৳ 37,591,750
Listed on September 3, 2026
Taman Daya 1 Sty Terrace Endlot,Jalan Rumbia,Johor Bahru,Bumi Lot
johor bahru
৳ 16,991,471
Listed on September 1, 2026
Taman Rinting 1 Sty Endlot,Jalan Geharu,Masai,Renovated,Full Loan
masai
৳ 17,141,838
Listed on August 15, 2026
Taman Sri Pulai 1 Sty Low Cost,Jalan Rotan,Kangakr Pulai,Renovated
kangkar pulai
৳ 12,269,947
Listed on June 12, 2026
Puteri Wangsa 1 Sty Corner Lot,Jalan Keris,Ulu Tiram,Original Condition
ulu tiram
৳ 20,991,233
Listed on May 7, 2026
Taman Mas 1 Sty Terrace Endlot,Jalan Sabar,Kulai,Renovated,Bumi Lot
taman mas
৳ 14,074,351
Listed on March 19, 2026
Taman Puteri Wangsa 1 Sty Terrace,Jalan Lembing,Ulu Tiram,Renovated
ulu tiram
৳ 14,675,819
Listed on September 1, 2026
Desa Rakyat Perdana Low Cost Flat,Ground Floor,Pasir Gudang,Bumi Lot
pasir gudang
৳ 6,315,414
Listed on July 29, 2026
Taman Rinting 1 Sty Terrace,Masai,Pasir Gudang,Full Loan,Renovated
rinting
৳ 14,435,232
Listed on August 5, 2026
Bandar Bukit Mahkota 2 Sty Cluster,Bangi,Selangor,Kajang,Renovated
selangor
৳ 15,938,902
Listed on March 14, 2026
Taman Megah Medium Cost Flat,Low Floor,Pontian,Renovated,Full Loan
pontian
৳ 5,954,533
Listed on September 8, 2026
Denai Nusantara Apartment,Gelang Patah,Full Loan,Renovated,Mid Floor
iskandar puteri
৳ 10,375,323
Listed on July 3, 2026
Nusa Bayu 2 Sty Endlot,Gelang Patah,Iskandar Puteri Rmmj,Unblock View
gelang patah
৳ 14,134,498
Listed on April 4, 2026
Taman Desa Jaya 1 Sty Corner Lot,Jalan Permatang,Johor Bahru,Renovated
desa jaya
৳ 19,186,829
Listed on March 7, 2026
Taman Jp Perdana 1 St yTerrace,Johor Bahru,Renovated,Extend,Bumi Lot
johor bahru
৳ 13,833,764
Listed on August 27, 2026
Permas Jaya Medium Cost Flat,Level 5,Full Loan,Johor Bahru,Renovated
johor bahru
৳ 7,157,469
Listed on September 16, 2026
Plentong Baru 2 Sty Terrace,Renovated,Permas Jaya,Masai,Extend
plentong baru
৳ 18,284,627
Listed on March 11, 2026
Bandar Selesa Jaya Low Cost Flat,Skudai,Level 3,Renovated,Full Loan
selesa jaya
৳ 5,052,331
Listed on April 17, 2026
Taman Nusantara 2 Sty Medium Cost,Jalan Nusaria,Gelang Patah,Renovated
gelang patah
৳ 16,179,489
Listed on August 6, 2026
Tmn Sri Muhibbah 2 Sty Terrace Endlot,Jalan Bunga Kertas,Kulai Jaya
kulai
৳ 12,600,755
Listed on July 6, 2026
ungku tun aminah
blok 56 0219
৳ 6,556,001
Listed on March 3, 2026
Taman Nora 2 Sty Low Cost,Jalan Berlian,Ulu Tiram,Renovated,Full Loan
ulu tiram
৳ 10,766,277
Listed on September 21, 2026
Plentong Hijauan Utama Low Cost Flat,Jalan Bunga Teratai,Tingkat 5
ulu tiram
৳ 5,653,799
Listed on July 9, 2026
Taman Desa Jaya 1 Sty Terrace,Jalan Danau,Johor Bahru,Renovated
desa jaya
৳ 16,480,223
Listed on June 10, 2026
Taman Puteri Wangsa 2 Sty Low Cost,Jalan Lading,Ulu Tiram,Renovated
puteri wangsa
৳ 11,067,011
Listed on April 17, 2026
Taman Megah Ria 2 Sty Low Cost,Jalan Cenderai,Masai,Renovated
pasir gudang
৳ 12,330,094
Listed on June 11, 2026
Taman Mawar 2 Sty Terrace,Jalan Mawar,Pasir Gudang,Renovated,Full Loan
pasir gudang
৳ 13,472,883
Listed on July 23, 2026
Taman Rinting 2 Sty Low Cost,Jalan Gelam,Masai,Renovated,Extend
masai
৳ 9,022,020
Listed on July 18, 2026
Taman Pulai Indah Double Storey Terrace,Johor Bahru,Skudai,Renovated
pulai indah
৳ 16,480,223
Listed on April 18, 2026
Taman Nesa 1 Sty Low Cost,Jalan Ronggeng,Skudai,Renovated,Extend
skudai
৳ 12,330,094
Listed on July 29, 2026
Cempaka Low Cost Flat,Kempas,Johor Bahru,Level 5,High Floor,Renovated
johor bahru
৳ 6,856,735
Listed on September 22, 2026
Bandar Baru Uda Double Storey Terrace,Renovated,Johor Bahru,Tampoi
skudai
৳ 18,284,627
Listed on July 8, 2026
Ehsan Jaya Shop Apartment,Blok M,Level 2,Johor Bahru,Low Floor
ehsan jaya
৳ 7,157,469
Listed on July 29, 2026
Taman Mutiara Rini 2 Sty Terrace,Jalan Jasa,Skudai,Renovated,Extend
skudai
৳ 18,284,627
Listed on July 24, 2026
Taman Teratai 1 Sty Low Cost,Jalan Lumpit,Skudai,Renovated,Extend
skudai
৳ 12,300,021
Listed on August 3, 2026
Taman Skudai Baru 1 Sty Terrace,Jalan Hang Kasturi,Skudai,Renovated,Bumi Lot
skudai
৳ 14,435,232
Listed on July 31, 2026
Taman Johor Jaya 1 Sty Terrace,Jalan Keembong,Johor Bahru,Renovated,Extend
johor jaya
৳ 18,585,361
Listed on August 31, 2026
Taman Kulai Besar 1 Sty Terrace Endlot,Jalan Jambu Laut,Kulai,Renovated
kulai
৳ 13,172,149
Listed on August 21, 2026
Taman Desa Rahmat 1 Sty Low Cost,Jalan Kebudayaan,Tampoi,Skudai,Renovated
tampoi
৳ 12,570,681
Listed on September 22, 2026
Taman Muhibbah 2 Sty Low Cost,Jalan Jambu Air,Kulai,Senai,Renovated
senai
৳ 10,465,543
Listed on September 14, 2026
Tamapoi Sri Perkasa Low Cost Flat,Level 3,Skudai,Tampoi Utama,Renovated
tampoi
৳ 5,864,313
Listed on September 5, 2026
Taman Pulai Mutiara 2 Sty Terrace,Brand New,Johor Bahru,Skudai,Erica
skudai
৳ 17,382,425
Listed on April 17, 2026
taman johor single storey terrace
taman johor
৳ 16,540,370
Listed on March 3, 2026
Taman Damai Jaya 2 Sty Low Cost,Renovated,Full Loan,Jalan Makmur
jalan makmur
৳ 9,924,222
Listed on March 7, 2026
Bandar Dato Onn 2 Sty Terrace,Jalan Perjiranan,Johor Bahru,Renovated
johor bahru
৳ 24,660,188
Listed on July 30, 2026
Taman Mawar Double Storey,Jalan Mawar,Pasir Gudang,Renovated
pasir gudang
৳ 12,871,415
Listed on September 4, 2026
Taman Nusantara 2 Sty Medium Cost,Jalan Nusaria,Gelang Patah,Full Loan
gelang patah
৳ 14,435,232
Listed on April 3, 2026
Kangkar Pulai Pangsapuri Kenari Low Cost Flat,Full Loan,Level 4,Skudai
skudai
৳ 4,450,863
Listed on September 15, 2026
Ulu Tiram Agricultural Land,Johor Bahru,Freehold,Flat Land
plentong
৳ 314,399,353
Listed on June 11, 2026
Taman Johor Single Storey Terrace,Jalan Panti,Johor Bahru,Renovated
johor bahru
৳ 14,675,819
Listed on July 4, 2026
Taman Pulai Indah Double Storey Terrace,Unblock View,Skudai,Johor Bahru
skudai
৳ 16,780,957
Listed on August 23, 2026
Kipark Apartment,Level 5,Tampoi,Skudai,Full Loan,Bumi Lot,Johor Bahru
skudai
৳ 9,623,488
Listed on July 8, 2026
Taman Wawasan 2 Sty Low Cost,Jalan Rajawali,Kulai,Renovated,Full Loan
kulai
৳ 10,164,809
Listed on August 28, 2026
Taman Rinting Low Cost Flat,Jalan Ketapang,Masai,Level 5,Renovated
masai
৳ 5,653,799
Listed on July 1, 2026
Taman Muhibbah 2 Sty Low Cost,Jalan Jambu Air,Saleng,Extend
taman muhibbah
৳ 8,420,552
Listed on March 7, 2026
Bukit Indah 2 Sty Endlot,Jalan Indah,Iskandar Puteri,Renovated,Extend
bukit indah
৳ 25,802,977
Listed on March 29, 2026
Taman Pelangi Indah 2 Sty Corner Lot,Jalan Pesona,Ulu Tiram,Unblock
ulu tiram
৳ 43,606,430
Listed on April 6, 2026
Taman Puncak Warisan 2 Sty Terrace,Kulai,Kota Tinggi,Brand New,Full Loan
kulai
৳ 12,029,360
Listed on July 8, 2026
Nusantara Prima 2 Sty Endlot,Jalan Prima,Gelang Patah,Endlot,Renovated
gelang patah
৳ 18,044,040
Listed on May 1, 2026
Taman Rinting Low Cost Flat,Balau Flat,Masai,Level 1,Pasir Gudang
masai
৳ 5,984,607
Listed on July 20, 2026
Taman Cahaya Masai 2 Sty Medium Cost,Jalan Berlian,Pasir Gudang,Renovated
pasir gudang
৳ 11,367,745
Listed on August 29, 2026
Taman Nusa Bestari 2 Sty Terrace,Jalan Nb,Skudai,Renovated,Bukit Indah
nusa bestari
৳ 21,893,435
Listed on March 19, 2026
Taman Indah 1 Sty Terrace Corner Lot,Jalan Indah,Kempas,Larkin,Renovated
skudai
৳ 17,983,893
Listed on September 19, 2026
Taman Muhibbah 2 Sty Low Cost,Jalan Jambu Mawar,Saleng,Kulai,Renovated
kulai
৳ 8,961,873
Listed on July 21, 2026
Pasir Gudang Double Storey Terrace,Jalan Sejambak,Johor Bahru,Renovated
pasir gudang
৳ 16,480,223
Listed on August 13, 2026
Permas Jaya 2 Sty Low Cost,Renovated,Extend,Johor Bahru,Jalan Permas
permas jaya
৳ 13,172,149
Listed on March 14, 2026
Taman Desa Jaya 2 Sty Low Cost,Jalan Permatang,Johor Bahru,Renovated
johor bahru
৳ 13,172,149
Listed on September 21, 2026
Pulai Utama Low Cost Flat,Skudai,Johor Bahru,Level 1,Full Loan
skudai
৳ 6,556,001
Listed on July 16, 2026
Taman Universiti 1 Sty Terrace,Jalan Kemuliaan,Skudai,Renovated,Extend
skudai
৳ 15,006,627
Listed on July 5, 2026
Taman Bukit Jaya 2 Sty Low Cost,Jalan Denai,Ulu Tiram,Renovated
jalan denai
৳ 10,164,809
Listed on March 16, 2026
Taman Megah Ria 1.5 Sty Semi D,Jalan Api Api,Masai,Renovated,Extend
masai
৳ 20,449,912
Listed on August 22, 2026
Persiaran Tanjung Apartment,Tampoi,Skudai,Johor Bahru,High Floor
skudai
৳ 8,360,405
Listed on April 9, 2026
Bandar Putra Kulai Single Storey Terrace,Jalan Merbuk,Kulai,Renovated
johor bahru
৳ 14,675,819
Listed on September 13, 2026
Taman Sri Saujana 2 Sty Corner Lot,Renovated,Jalan Ss,Full Loan,Extend
kota tinggi
৳ 18,886,095
Listed on April 20, 2026
Taman Universiti 1 Sty Low Cost,Jalan Pertanian,Skudai,Renovated
taman universiti
৳ 12,269,947
Listed on March 7, 2026
Sri Putra Apartment,Bandar Putra Kulai,Level 1,Full Loan,Ioi Mall
kulai
৳ 7,758,937
Listed on August 25, 2026
Taman Sri Muhibbah 2 Sty Low Cost,Jalan Bunga Kertas,Kulai,Renovated
kulai
৳ 10,976,791
Listed on April 16, 2026
Taman Skudai Baru 2 Sty Terrace,Jalan Hang Kasturi,Skudai,Renovated
skudai
৳ 20,991,233
Listed on September 2, 2026
Taman Nusa Damai 2 Sty Terrace,Jalan Riang,Pasir Gudang,Renovated
pasir gudang
৳ 14,675,819
Listed on April 21, 2026
Bandar Seri Alam 2 Sty Low Cost,Jalan Tasek,Masai,Pasir Gudang,Renovated
masai
৳ 10,826,424
Listed on July 21, 2026
Taman Muhibbah 2.5 Sty Terrace,Jalan Jambu,Saleng,Senai,Renovated
taman muhibbah
৳ 15,578,021
Listed on March 30, 2026
Taman Desa Jaya Double Storey Low Cost,Renovated,Extend,Johor Bahru
desa jaya
৳ 10,676,057
Listed on April 7, 2026
Taman Ungku Tun Aminah 1 Sty Terrace,Jalan Laksamana,Skudai,Renovated
skudai
৳ 19,186,829
Listed on July 17, 2026
Kangkar Pulai 2 Sty Corner Lot,Jalan Pulai Aman,Citrine Hills,Skudai,Gng
kangkar pulai
৳ 26,464,592
Listed on March 8, 2026
Molek Low Cost Flat,Fully Renovated,High Floor,Johor Bahru,Jalan Molek
johor bahru
৳ 5,353,065
Listed on March 25, 2026
Bandar Baru Uda Low Cost Flat,Susur Barli,Tampoi,Skudai,Renovated
tampoi
৳ 6,014,680
Listed on July 30, 2026
Kulai Kelapa Sawit 2 Sty Terrace,Jalan Scientex,Renovated,Bumi Lot
kulai
৳ 9,172,387
Listed on March 12, 2026
Taman Perling Camar Low Cost Flat,Ground Floor,Johor Bahru,Renovated
johor bahru
৳ 6,014,680
Listed on July 21, 2026
Bandar Putra Kulai 2 Sty Low Cost,Renovated,Jalan Cengal,Full Loan
kulai
৳ 10,796,351
Listed on March 25, 2026
Taman Muhibbah 2 Sty Terrace,Jalan Jambu,Kulai,Renovated,Senai,Extend
kulai
৳ 13,773,617
Listed on March 26, 2026
Taman Nusantara 2 Sty Medium,Unblock View,Gelang Patah,Renovated,Extend
iskandar puteri
৳ 15,938,902
Listed on March 30, 2026
Taman Seri Orkid Low Cost Flat,Skudai,Level 2,Blk B,Low Floor
skudai
৳ 6,014,680
Listed on July 27, 2026
Flat Sri Indah,Level 2,Blok A,Tampoi,Kipmall,Plaza Angsana,Skudai
skudai
৳ 6,856,735
Listed on August 3, 2026
Taman Scientex 2 Sty Terrace,Jalan Kedidi,Pasir Gudang,Renovated
pasir gudang
৳ 10,465,543
Listed on July 15, 2026
Taman Pulai Indah 2 Sty Cluster,Skudai,Hazel Clavillia,Kangkar Pulai
kangkar pulai
৳ 22,555,050
Listed on March 16, 2026
Horizon Hill - Canal Garden (North),Iskandar Puteir,Gelang Patah,Renovated
iskandar puteri
৳ 36,088,080
Listed on August 20, 2026
Setia Eco Garden 2 Sty Medium Cost,Jalan Laman Setia,Gelang Patah
gelang patah
৳ 13,472,883
Listed on July 20, 2026
Nusa Idaman Precint 8,Renovated,2 Sty Terrace,Gelang Patah,Extend,Gng
gelang patah
৳ 28,569,730
Listed on July 30, 2026
puteri wangsa single storey terrace
jalan lembing
৳ 15,187,067
Listed on March 3, 2026
Taman Teratai Single Storey Low Cost,Jalan Lumpit,Skudai,Kangkar Pulai
skudai
৳ 10,976,791
Listed on April 8, 2026
Bandar Dato Onn 2 Sty Terrace,Jalan Perjiranan,Johor Bahru,Extend
dato onn
৳ 26,464,592
Listed on March 16, 2026
Taman Nusa Damai 2 Sty Endlot,Jalan Tenteram,Pasir Gudang,Unblock View
nusa damai
৳ 18,946,242
Listed on March 16, 2026
Taman Puteri Wangsa 2 Sty Low Cost,Jalan Lading,Ulu Tiram,Original
ulu tiram
৳ 9,773,855
Listed on July 11, 2026
Taman Sutra 2 Sty Corner Lot,Jalan Sutra, Saleng,Renovated,Extend,Senai
taman sutra
৳ 15,578,021
Listed on March 7, 2026
Megah Ria Medium Cost Flat,Jalan Cenderai,Masai,Level 1,Full Loan
masai
৳ 5,954,533
Listed on August 5, 2026
Contry Garden Central Park,Tampoi,Johor Bahru,Full Loan,High Floor
tampoi
৳ 7,758,937
Listed on July 4, 2026
Tanjung Puteri Apartment,Pasir Gudang,Level 4,Bumi Lot,Renovated
tanjung puteri
৳ 6,556,001
Listed on March 10, 2026
Bandar Uda Utama 2 Sty Corner Lot,Jalan Uda Utama,Perling,Skudai,Gng
skudai
৳ 27,607,381
Listed on August 3, 2026
Taman Sri Skudai 1 Sty Semi D,Jalan Emas,Skudai,Unblock View,Renovated
sri skudai
৳ 20,389,765
Listed on March 10, 2026
Taman Putrimas Single Storey Terrace,Simpang Renggam,Johor,Renovated
simpang renggam
৳ 9,773,855
Listed on July 4, 2026
Taman Scientex 2 Sty Terrace,Kulai,Bumi Lot,Unblock View,Johor Bahru
kulai
৳ 10,074,589
Listed on July 28, 2026
Bandar Seri Alam 2 Sty Low Cost,Renovated,Extend,Pasir Gudang,Jalan Tasek
masai
৳ 10,826,424
Listed on September 8, 2026
Bandar Dato Onn 2 Sty Terrace,Jalan Permata,Johor Bahru,Brand New
johor bahru
৳ 27,005,913
Listed on March 31, 2026
Taman Ungku Tun Aminah 2 Sty Terrace,Jalan Nakhoda,Skudai,Renovated
tun aminah
৳ 22,194,169
Listed on March 19, 2026
Taman Sentosa 2 Sty Terrace,Jalan Benang,Johor Bahru,Renovated,Extend
taman sentosa
৳ 27,005,913
Listed on March 9, 2026
Desa Tebrau Sri Lanang Low Cost Flat,Jalan Harmonium,Johor Bahru,Renovated
johor bahru
৳ 7,458,203
Listed on April 28, 2026
Tasek 64 Low Cost Flat,Level 4,Full Loan,Seri Alam,Masai,Pasir Gudang
masai
৳ 5,112,478
Listed on July 23, 2026
Bandar Baru Kangkar Pulai 1 Sty Terrace,Jalan Pulai Mesra,Skudai,Renovated
johor bahru
৳ 15,878,755
Listed on May 5, 2026
Taman Puteri Wangsa 2 Sty Medium Cost,Renovated,Jalan Lembing,Ulu Tiram
ulu tiram
৳ 10,826,424
Listed on August 31, 2026
Bandar Dato Onn 2 Sty Corner Lot,Jalan Permata,Johor Bahru,Original
dato onn
৳ 39,095,420
Listed on April 14, 2026
Laman Tasik Panda Medium Cost Flat,Level 3,Taman Redang,Johor Bahru
johor bahru
৳ 6,616,148
Listed on September 16, 2026
Taman Desa Cemerlang 3 Sty Shop Lot,Jalan Johar,Ulu Tiram,Level 1
desa cemerlang
৳ 36,088 /month
Listed on March 11, 2026
Taman Megah Ria 2 Sty Low Cost,Jalan Cenderai,Masai,Renovated,Extend
masai
৳ 11,367,745
Listed on April 3, 2026
Taman Bukit Perdana 2 Sty Medium Cost,Renovated,Extend,Batu Pahat
batu pahat
৳ 10,164,809
Listed on August 3, 2026
Kelapa Sawit Double Storey Terrace,Scientex,Kulai,Renovated,Extend,Bumi
kulai
৳ 11,668,479
Listed on April 6, 2026
Taman Desa Tebrau 3 Storey Shop Lot,Jalan Harmonium,Johor Bahru
johor bahru
৳ 54,132,120
Listed on April 15, 2026
Taman Sentosa 1 Sty Semi D,Jalan Kasa,Johor Bahru,Ciq,Original
johor bahru
৳ 35,486,612
Listed on April 17, 2026
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Jalan Permatang Pasir, Taman Jasa Ria, 14000 Bukit Mertajam, Penang, Malaysia
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Located in Bukit Mertajam
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Imagine your father's house is worth RM650,000. You have the keys. You have been paying the quit rent for two years. And you still cannot sell it. That is not a paperwork delay. That is the law. The moment an owner dies, the property stops being anyone's to sell and becomes part of an estate. StarProperty reported more than RM90 billion in inheritance assets sitting frozen or unclaimed in Malaysia as of September 2025. A large share of that is bricks, not bank accounts. Houses that families technically own but legally cannot touch. This guide is not another explainer on probate. It is what happens after. Who signs, what you pay, and the one decision most families get wrong. What changed in 2026 RPGT is now self-assessed. From 1 January 2026, sellers calculate their own RPGT. LHDN treats the filed return as the assessment and no longer sends a separate notice first. Smaller retention for many sellers. Since 1 January 2026, the buyer may retain the lower of 3% of the price or the seller's self-assessed RPGT, instead of a flat 3%. Small estates go fully online. Families apply to the Estate Distribution Unit through the MyLAND portal and pay an order fee of 0.2% of estate value up to RM2 million, or 0.3% from RM2 million to RM5 million. Coming in 2027: stamp duty self-assessment extends to property transfer instruments from 1 January 2027. The government tables Budget 2027 on 9 October 2026, so check for RPGT or stamp duty changes before you sign. Key Takeaways A property in a deceased owner's name stays legally frozen until the court or Land Office issues a grant or distribution order. With a will, the executor can generally sell without a separate court order. Without a will, the administrator must obtain an Order for Sale under Section 60 of the Probate and Administration Act 1959. Estates valued at RM5 million or below, where the owner died without a will, go to the Land Office as a small estate, not the High Court. For an executor, RPGT runs from the date of death. For a beneficiary, it restarts on the day the title moves into their name. The courts rarely hold up a sale. Getting every co-beneficiary to agree usually does. What this guide coversCan you sell an inherited property in Malaysia before probate?Which legal route unlocks the sale, and how long does it take?What it costs to get authorityWho can actually sign the Sale and Purchase Agreement? Should you sell from the estate, or transfer the title first?What if the heirs disagree, or the house still has a loan?How do you sell it for a fair price, not a distressed one?Frequently Asked Questions (FAQs) Can you sell an inherited property in Malaysia before probate? No. Not to a third party, and not between family members. When the registered owner dies, the title is still in a dead person's name. Nobody has the legal standing to transfer it, so no valid Sale and Purchase Agreement can be signed until the estate has a legal representative. A buyer's solicitor will spot this in the first title search and the deal stops there. The same freeze applies to refinancing, and to granting a new tenancy in the heirs' own names. Meanwhile the bills do not pause. Quit rent, assessment, maintenance fees, fire insurance, and any outstanding loan instalments keep running.If you are not sure which of these the estate owes, our guide to property taxes in Malaysia breaks down each recurring charge. Estate planning platforms see this pattern constantly. As Sampul.co's chief executive put it to StarProperty, the family home is often the asset that is hardest to reach: Real estate is usually the most valuable asset in a Malaysian household, yet without proper estate planning, it's also the most difficult to access after death. Arham MericanCo-Founder and CEO, Sampul.co, speaking to StarProperty (24 November 2025) What you can do while you wait The waiting period is not dead time. Use it: Get the death certificate and the original title or a land search if the title is missing. Request a redemption statement from the bank if there is an outstanding housing loan, and check whether MRTA or MLTA covers the balance. Get a market valuation. You will need a value for the estate application anyway, and you cannot price the house without one. Get every beneficiary aligned in writing on whether the house is being sold or kept. This is the step families skip, and it is the one that costs them a year. Keep the house insured and maintained. An empty house deteriorates fast, and that shows up directly in the price you get. Not sure which legal route your family falls under? Our full breakdown of probate, Letters of Administration, and small estate distribution walks through each one step by step. Read the probate guide → Which legal route unlocks the sale, and how long does it take? Three doors lead to a sale, and you do not get to pick. Three facts choose for you: whether there is a will, what the estate is worth, and the religion of the deceased. Your situationDocument you needWhere you applyTypical timeThere is a valid willGrant of ProbateHigh Court3 to 6 months if uncontestedNo will, estate above RM5 millionLetters of AdministrationHigh Court6 months to 2 yearsNo will, estate of RM5 million or belowSmall Estate Distribution OrderLand Office (Estate Distribution Section, JKPTG)6 to 12 months There are four doors, and you do not get to choose. Your route is decided by whether there is a will, the size of the estate, and the religion of the deceased. The RM5 million ceiling is current law. Parliament raised it from RM2 million through the Small Estates (Distribution) (Amendment) Act 2022, in force since 15 July 2024, and the same amendment scrapped the old rule that a small estate had to include land. Heirs now file online through MyLAND, the portal run by the Department of the Director General of Lands and Mines (JKPTG). That matters more than it sounds. Most family homes in the Klang Valley sit well under RM5 million, so for a family without a will, the Land Office is now the default route, not the High Court. It costs less, you do not strictly need a lawyer, and the hearing aims to record agreement among the heirs rather than settle a fight. If the deceased was Muslim The venue stays the same. What changes is the split, because faraid fixes each heir's share instead of the Distribution Act 1958. Most families obtain a sijil faraid from the Syariah Court naming every heir and their fraction, although at the Land Office the Estate Distribution Officer can calculate faraid shares directly and save the family that step. What it costs to get authority ItemIndicative costSmall estate order fee (estate up to RM2 million)0.2% of estate value (RM200 on a RM100,000 estate)Small estate order fee (estate RM2,000,001 to RM5 million)0.3% of estate valueHigh Court filing and court feesRM500 to RM2,000Solicitor's fees for probate or LACommonly quoted at 1% to 3% of estate valueValuation reportRM1,000 to RM5,000Memorandum of Transfer to a beneficiaryRM10 nominal stamp duty Regulation 18 of the Small Estates (Distribution) Regulations 1955 sets the small estate order fees, and JKPTG publishes them on its site. Lawyers' fees swing widely by firm and by how tangled the estate is. Get a written quote before you engage anyone. Pause on that RM10 figure. In an ordinary sale, the Memorandum of Transfer (Form 14A) attracts ad valorem stamp duty on a tiered scale that easily runs into five figures. See how the Memorandum of Transfer works in a normal sale for the comparison. The nominal RM10 covers only the move from the estate to the beneficiary, never a later sale to an outside buyer. Who can actually sign the Sale and Purchase Agreement? Almost nobody answers this clearly. Yet it decides whether your sale takes three months or thirteen. Holding the grant is not the same as being able to sign. Your signing power depends on whether you are an executor or an administrator, and that difference comes down to one section of one Act. You areCan you sell to a buyer?Extra step requiredExecutor named in a willYes, generallyUnder Section 60(3) of the Probate and Administration Act 1959 you may dispose of the property as you think proper, subject only to restrictions written into the will. No separate court order is normally needed.Two or more executorsYes, togetherSection 60(2) requires the concurrence of all personal representatives for any sale or transfer of immovable property.Administrator (no will)Not without the courtYou must obtain an Order for Sale from the High Court before selling. In practice the court expects a signed consent from every beneficiary, and the Land Office will reject a transfer without the order.Administrator under a small estate orderNot without the Estate Distribution UnitA subsequent application is made through MyLAND for an order permitting sale (Perintah Kebenaran Menjual) before the property can be sold to an outside buyer.Beneficiary after the title is transferredYesOnce Form 14A is registered and the title is in your name, you sell like any ordinary owner. If the title is in several names, every co-owner signs. One more step catch people out. Under Section 346 of the National Land Code, a personal representative cannot execute a Memorandum of Transfer until they have first registered themselves as the representative on the title. That registration is done at the Land Office using the extracted grant, the same document covered step by step in our probate and inheritance property guide. Skip it and the transfer instrument will not be accepted. Some Land Offices play it safe and ask executors for a court order anyway, even when the will grants a clear power of sale. Before you take a buyer's deposit, have your conveyancing lawyer confirm how the Land Office in that state actually handles it. Should you sell from the estate, or transfer the title first? This one question decides your tax bill. Most families ask it too late. Start with the good news: inheriting property triggers no tax. LHDN treats the passing of a deceased person's asset to the executor or legatee as a no gain, no loss event, deeming the disposal price equal to the acquisition price. Malaysia scrapped estate duty back in 1991. Today the transfer to a beneficiary carries a nominal RM10 stamp duty, not the usual ad valorem stamp duty rates. The tax appears only when the property is sold. And who sells it changes the maths completely. Estate sells before transferBeneficiary sells after transferRPGT acquisition dateDate of death of the deceasedDate the asset is transferred to the beneficiaryRPGT acquisition priceMarket value at the date of deathMarket value at the date of transferHolding period startsDate of deathDate the beneficiary's name is registered on the title Read that last row again. Transferring the property into your own name restarts the RPGT clock at zero. The RPGT rates that apply Disposal happensMalaysian citizen or PRNon-citizen, non-PRWithin 3 years30%30%In the 4th year20%30%In the 5th year15%30%In the 6th year and afterNil10% Schedule 5 of the Real Property Gains Tax Act 1976 sets these rates, which have applied since 1 January 2022. For the full framework, including the once-in-a-lifetime private residence exemption and e-CKHT filing on MyTax, see our complete guide to RPGT in Malaysia. Worked example: the RM650,000 house Your father passed away in March 2020. The house was worth RM520,000 then. It is worth RM650,000 today. Path A, the estate sells now. The acquisition date is March 2020, so the holding period is past five years. The disposal falls in the sixth year and the RPGT rate for a citizen disposer is nil. Tax payable: zero. Path B, the title is transferred to you in January 2026, then you sell in August 2026. Your acquisition date is January 2026 and your acquisition price resets to the market value at transfer. You have held it for seven months, so any gain falls in the 30% band. The property stays the same, but the route changes everything. One pays nothing. Be honest about the other direction Path A is not automatically better. If the property has risen sharply since the date of death, the estate carries that entire gain from the date of death, while a beneficiary's cost base resets to today's market value and wipes most of the gain out. Values also move while families wait. In August 2026, Juwai IQI's latest subsale data showed the national median price climbing 2.7% year on year to RM380,000 in Q2 2026, a third straight quarter of growth. The direction, though, depends heavily on where the house sits. Prices moved upwards in all but three of the states. They fell in Melaka and dropped marginally in Selangor, while Perak remained steady. Kashif AnsariCo-Founder and Group CEO, Juwai IQI, as reported by Bernama (18 August 2026) So, the answer is local. Two years of probate on a Penang or Kuala Lumpur home can open a five-figure gap between the date-of-death value and today's price, while a Melaka or Selangor home may have barely moved. That gap is exactly what the two paths tax differently. Run the choice on your own property's numbers, not on a national headline. This is a choice. Most families make it by accident. Run both numbers with your lawyer or tax agent before you decide the order of events, not after the title has already moved. The paperwork either way Since 1 January 2026, RPGT runs on self-assessment. In an estate sale the executor or administrator is the seller, so they calculate the tax and file electronically through e-CKHT on the MyTax portal. LHDN treats that return as the assessment itself. You wait for no separate notice, and any mistake becomes the seller's liability. Seller and buyer each have 60 days from the disposal date, usually the day both sign the Sale and Purchase Agreement. The seller files CKHT 1A, the buyer files CKHT 2A, and any exemption claim goes on CKHT 3. The buyer also remits a retention sum to LHDN. For a Malaysian citizen seller that means 3% of the price, or, since 1 January 2026, the seller's self-assessed RPGT if that figure is lower. If the disposer is a non-citizen, non-PR, the retention rises to 7%. On a Path A estate sale where the RPGT is nil, that option can release money to the family much sooner. You can deduct the agent's commission, legal fees on acquisition and disposal, stamp duty paid, valuation fees, and renovation that genuinely enhanced the value, with receipts. Individuals also receive an exemption of RM10,000 or 10% of the chargeable gain, whichever is higher. Quit rent, assessment, maintenance fees, and loan interest do not count. Our breakdown of the fees every seller pays in Malaysia shows how these costs stack up on a typical sale. Sold at a loss? You still have to file. Planning the full cost of the transaction? Our property transaction fees breakdown sets out the legal fees, stamp duty, and disbursements on both sides of a Malaysian sale. What if the heirs disagree, or the house still has a loan? In practice, the courts are rarely the thing that stalls a sale. The family is. Five blockers show up again and again. Here is what clears each one. a. One sibling refuses to sell Three siblings inherit a house. Two want the cash, one wants to keep it. Nothing moves, because an administrator needs consent to obtain an Order for Sale, and co-owners on a transferred title all have to sign the SPA. If there are multiple inheritors, any decision to sell, refinance or transfer ownership requires unanimous consent from all of them. Arham MericanCo-Founder and CEO, Sampul.co, speaking to StarProperty (24 November 2025) A single holdout, whether over price, sentiment or a family dispute, can leave a property stuck for years while everyone keeps paying the bills. There are three practical exits: Buyout: One sibling buys the others’ shares, often using a bank loan secured against the property. Estate arrangement: The family agrees during the small estate hearing that one heir gets the house while others receive different assets. Court-ordered sale: If the estate needs the property sold to clear debts, the administrator can apply for an Order for Sale. It is not automatic and can take time, so it is usually the last resort. Timing also matters. If one beneficiary transfers their share to another beneficiary within the same estate, the transfer attracts a fixed RM10 stamp duty. Once the title has been transferred into co-owners’ names, the same buyout may face full ad valorem duty. If possible, settle the transfer within the estate. b. There is still an outstanding housing loan Ask the bank for a redemption statement early. If the deceased had MRTA or MLTA coverage, the insurer may settle the balance and release the charge, which is the cleanest outcome. If not, the lawyers redeem the loan from the sale proceeds at completion, just as in any subsale, and the balance flows to the estate. c. Somebody has lodged a caveat When a disgruntled beneficiary or a creditor lodges a private caveat, registration stops dead. Clear it before you market the property, not after a buyer is already waiting. d. The property is leasehold Leasehold titles need state authority consent to transfer. That can add weeks, sometimes months. Build it into the completion period in the SPA rather than discovering it late. If you are unsure what you hold, our guide on leasehold versus freehold explains the practical differences. e. Missing title, or beneficiaries overseas Lost the issue document of title? Apply for a replacement first, because the Land Office will not register any dealing without it. Beneficiaries living abroad can still sign, although notarisation and consular attestation of their documents can add a month on its own. If a beneficiary is not a Malaysian citizen, a transfer into their name may require state consent, and several states apply minimum purchase price thresholds commonly set between RM1 million and RM2 million. Our explainer on foreign property ownership rules in Malaysia covers how state consent works. How do you sell it for a fair price, not a distressed one? By the time the legal process ends, many inherited homes have sat empty for a year or more. It shows. Buyers price what they see, not what the family remembers. Once the estate is settled, the sale follows the usual subsale process, as outlined in our complete guide to selling property in Malaysia. The difference is usually the property's condition and the buyer's confidence. Price It on Evidence, Not Sentiment The estate application may include a valuation, but that is not the same as an asking price. A valuer establishes market value. An agent can tell you what buyers in that specific block or taman are actually paying and how quickly they are moving. Use both. For broader price trends, see our Malaysian subsale price update. Be careful with headline averages. Kashif Ansari told the New Straits Times that a handful of expensive transactions can push an average sharply higher. That is why IQI's research team also looks at the median: This is why we also rely on the median price to obtain a more complete picture of the market. Kashif AnsariCo-Founder and Group CEO, Juwai IQI, as reported by the New Straits Times (18 August 2026) The lesson applies directly to an inherited terrace in an older taman. Price it against comparable homes on your own street, not against a city-wide average that luxury condos have pushed up. Our guide on how to sell your house fast in Malaysia explains why pricing close to true market value shortens the time on market. Spend a little to stop losing a lot Cleaning, repainting, fixing leaks, servicing the wiring, and clearing the garden usually cost a few thousand ringgit and protect far more than that in negotiation. Keep every receipt, since you can deduct genuine enhancement works from your RPGT gain. Expect questions about the title, and answer them upfront Estate sales make buyers and their bankers nervous. Lay out the position plainly: you hold the extracted grant, you have registered as representative on the title, and you will redeem the loan at completion. A prepared seller closes faster than an apologetic one. Help your buyer get financed Most buyers of a family home need a loan, and the smoother their approval, the faster you complete. Here 2026 works in your favour. Financing has held steady, with the OPR unchanged at 2.75%. These stable financing conditions are one of the pillars that support the property market. Kashif AnsariCo-Founder and Group CEO, Juwai IQI, as reported by the New Straits Times (18 August 2026) For the bigger picture on where prices and demand are heading, read Juwai IQI's 2026 Malaysia property forecast. Our monthly housing loan rates roundup tracks current rates and what banks are approving, and the calculator below gives your buyer a quick instalment estimate. Estimates for guidance only. Actual figures depend on the bank's assessment, current rates, and the borrower's full financial profile. A realistic end-to-end timeline StageWith a willWithout a willObtain grant or distribution order3 to 6 months6 months to 2 yearsRegister representative, Order for Sale if needed1 to 2 months3 to 6 monthsMarket the property and secure a buyer1 to 4 months1 to 4 monthsSPA to completion3 to 6 months3 to 6 monthsTotalAbout 9 to 18 monthsAbout 13 to 30 months Look at the gap between those two columns. That is the real price of dying without a will. Frequently Asked Questions (FAQs) Can I sell an inherited property in Malaysia before the court grants probate? No. Until the court or Land Office issues a Grant of Probate, Letters of Administration, or a Small Estate Distribution Order, nobody has authority to transfer the title. That means no one can sign a valid Sale and Purchase Agreement with an outside buyer Is there inheritance tax in Malaysia? No. Malaysia abolished estate duty in 1991 and charges no inheritance tax today. Moving the property from the estate to a beneficiary costs a nominal RM10 in stamp duty, and Real Property Gains Tax only applies when someone later sells. Do I have to transfer the title into my name before I sell? Not necessarily. An executor or administrator can sell straight from the estate once they register as representative on the title, although an administrator also needs a court Order for Sale. Transferring the title to yourself first is optional. Do it, and your RPGT holding period resets to the transfer date. How much RPGT do I pay on an inherited property? It depends on the holding period and who sells. For an executor, the holding period runs from the date of death. For a beneficiary, it runs from the day the title moved into their name. Citizens and permanent residents pay 30% within three years, 20% in the fourth year, 15% in the fifth year, and nil from the sixth year onwards. What if one of my siblings refuses to sell? Without that sibling's signature or consent, the sale cannot go ahead. Families usually resolve it through a buyout at a valued price, a recorded family arrangement that gives the house to one heir and other assets to the rest, or an application to court for an Order for Sale where the estate needs the property sold to settle debts. Can the sale go ahead if the house still has a bank loan? Yes. Start by requesting a redemption statement from the bank. If MRTA or MLTA covers the balance, the insurer may settle it, and if not, the lawyers redeem the loan from the sale proceeds at completion and pass the balance to the estate. How long does it take to sell an inherited house in Malaysia? Roughly 9 to 18 months from death to completion where there is a valid will, and 13 to 30 months where there is not, assuming no dispute among the beneficiaries. What changed for RPGT on inherited property in 2026? From 1 January 2026, RPGT moved to self-assessment. The executor, administrator, or beneficiary who sells calculates the tax, files through e-CKHT on MyTax within 60 days, and LHDN treats that return as the assessment. The buyer may now retain the lower of 3% of the price or the seller's self-assessed RPGT. The rules on acquisition date and price for inherited property did not change. Do Muslim and non-Muslim estates follow the same process? They use the same venues but split the shares differently. The Distribution Act 1958 governs non-Muslim estates without a will, while Muslim estates follow faraid, usually confirmed by a sijil faraid from the Syariah Court. This article is general information on Malaysian property practice and is not legal or tax advice. Estate matters turn on individual facts. Please consult a qualified conveyancing lawyer or licensed tax agent before acting. An inherited property can come with more decisions than you expected. Do not let uncertainty cost you when it is time to sell. An IQI agent can help you price it based on actual market transactions, manage viewings, work with your conveyancing lawyer and connect you with financed buyers. Speak to an IQI agent today for a free, no-obligation consultation. [custom_blog_form] Continue Reading: Probate and Inheritance Property in Malaysia: Step-by-Step Legal Guide Malaysia Subsale Prices: KL Breaks RM1 Million Leasehold vs Freehold: Which Is the Better Offer of a Lifetime? References Lembaga Hasil Dalam Negeri Malaysia. Transfer of Asset Inherited from Deceased Estate. https://www.hasil.gov.my/en/rpgt/transfer-of-asset-inherited-from-deceased-estate/ Lembaga Hasil Dalam Negeri Malaysia. Real Property Gains Tax (RPGT) Rates. https://www.hasil.gov.my/en/rpgt/real-property-gains-tax-rpgt-rates/ Jabatan Ketua Pengarah Tanah dan Galian (JKPTG). Estate Distribution Section (BPP). https://www.jkptg.gov.my/en/korporat/profil-bahagian/bahagian-pembahagian-pusaka-bpp Small Estates (Distribution) Act 1955 and the Small Estates (Distribution) (Amendment) Act 2022 [Act A1643]. Probate and Administration Act 1959, Section 60. National Land Code 1965, Section 346. StarProperty. (24 November 2025). Preventing real estate inheritance from freezing. https://www.starproperty.my/news/preventing-real-estate-inheritance-from-freezing/133949 The Star, via Asia News Network. (25 May 2026). Never too late to write a will: Frozen inheritance assets in Malaysia reaches RM90bil. https://asianews.network/?p=276279 JKPTG. Soalan Lazim Pusaka Kecil (order fees and MyLAND applications). https://www.jkptg.gov.my/en/soalan-lazim-3/47-faq/pusaka-kecil PwC Malaysia. 2025/2026 Malaysian Tax Booklet: Stamp duty. https://www.pwc.com/my/en/publications/mtb/stamp-duty.html Bernama. (18 August 2026). Subsale House Market To Continue Growing In 2H 2026, Juwai IQI. https://www.bernama.com/tv/news.php?id=2595753 Business Today. (18 August 2026). Malaysia Subsale Home Prices Rise 2.7% As Market Gains Momentum. https://www.businesstoday.com.my/2026/08/18/malaysia-subsale-home-prices-rise-2-7-as-market-gains-momentum/ New Straits Times. (18 August 2026). Kuala Lumpur luxury home deals send average prices up 52pct: Juwai IQI. https://www.nst.com.my/property/2026/08/1513792/kuala-lumpur-luxury-home-deals-send-average-prices-52pct-juwai-iqi
TL;DR 1. Prices: KL's average subsale price crossed RM1,024,793 in Q1 2026, up about 15% year on year. Selangor sat at roughly RM559,935 and was broadly flat.2. Cash needed: budget 10% deposit plus another 4% to 6% in transaction costs. On a RM600,000 home that is around RM92,000 all in.3. First-time buyers: 100% stamp duty exemption on both the transfer and the loan agreement for homes up to RM500,000, now extended to 31 December 2027.4. Foreign buyers: the transfer stamp duty on residential property jumped from a flat 4% to a flat 8% on 1 January 2026. Permanent residents are not affected.5. Minimum price for foreigners: RM1 million in Kuala Lumpur and Putrajaya. Selangor is RM2 million across Zones 1 and 2, strata title only.6. Rates: the OPR has been 2.75% since July 2025 and most economists expect it to hold through 2026.7. New this year: LRT3 opened on 29 June 2026, putting Klang, Shah Alam and Subang on the rail map for the first time. Kuala Lumpur just became Malaysia's first million-ringgit housing market. Drive 25 minutes west into Selangor and the average subsale home costs a little over half that. That is the Klang Valley in one sentence. Same region, same commute, wildly different maths. Ultimate Guide For Klang Valley PropertyWhat does the Klang Valley property market actually look like in 2026?How much cash do you actually need to buy in Klang Valley?Where should you buy in Klang Valley?New launch or subsale: which is better in Klang Valley?What is the step-by-step process for buying property in Klang Valley?What changed for property buyers in 2026?What does stamp duty cost in Klang Valley?Which schemes help first-time buyers in Klang Valley?Can foreigners buy property in Klang Valley?Which SPA clauses should you read twice?What happens after you get the keys?Common mistakes Klang Valley buyers makeKey takeawaysFAQs So a national buying guide will only get you so far here. The rules that decide what you can buy, what you pay in duty, and whether your purchase even gets approved change the moment you cross from Federal Territory into Selangor. This guide covers the Klang Valley specifically. Real prices by area, the full cost stack, what changed in 2026, and the state-level rules that catch buyers out. What does the Klang Valley property market actually look like in 2026? The Klang Valley covers Kuala Lumpur, Putrajaya and most of Selangor. Around eight million people live here, and it absorbs a bigger share of Malaysia's property transactions than any other region. But treating it as one market is the first mistake buyers make. Kuala Lumpur, Selangor and Putrajaya are three different markets IndicatorKuala LumpurSelangorPutrajayaAverage subsale price (Q1 2026)About RM1,024,793About RM559,935Median around RM630,000Year-on-year movementUp roughly 15%Broadly stableThin volume, stableDominant stockHigh-rise, roughly two thirds of supplyMixed, strong landed supplyGovernment-linked, mostly leaseholdLand authorityFederal Territory (EPU consent for foreigners)Selangor state land officeFederal TerritoryForeign buyer minimumRM1 millionRM2 million in Zones 1 and 2, strata onlyRM1 million Two numbers matter more than the averages. First, roughly seven in ten subsale purchases nationally are still under RM500,000, which tells you the volume market has not followed KL's headline price up. Second, the residential overhang reached 32,801 units in Q1 2026, with Selangor at 3,745 unsold units and Kuala Lumpur at 3,733. An overhang that size is not a crisis. It is leverage. Unsold completed stock means room to negotiate, especially on developer inventory that has been sitting. Want the full price picture before you shortlist? Read our breakdown of Malaysia's Q1 2026 subsale prices. What about interest rates? Bank Negara has held the Overnight Policy Rate at 2.75% since July 2025, and kept it there again in July 2026. Most economists expect no change for the rest of the year, with any normalisation more likely in 2027. For a buyer, that means your repayment estimate today is unlikely to move much before you collect keys. It also means there is no rate-cut reason to wait. How much cash do you actually need to buy in Klang Valley? This is where most guides get vague. Here is the real stack. Banks in Malaysia typically finance 70% to 90% of a property's value, so you are usually funding a 10% deposit yourself. On top of that sit legal fees, stamp duty, valuation and disbursements. Those transaction costs come to roughly 4% to 6% of the purchase price for a buyer who does not qualify for an exemption. Add the deposit and you are looking at around 15% of the price in cash. Worked example: a RM600,000 subsale home, 90% loan ItemHow it is calculatedAmountDown payment10% of RM600,000RM60,000MOT stamp duty1% on first RM100,000, 2% on next RM400,000, 3% on next RM100,000RM12,000Loan agreement stamp duty0.5% of RM540,000RM2,700Legal fees, SPA1.25% on first RM500,000, 1% thereafterAbout RM7,250Legal fees, loan agreementSame scale, on RM540,000About RM6,650Disbursements and searchesLand search, registration, printing, courierRM2,000 to RM3,000Valuation feeScale-based, subsale purchasesRM1,200 to RM1,500Total cash neededAbout RM92,000 Now run the same property as a first-time buyer at RM500,000 instead. The transfer duty of RM9,000 and the loan agreement duty of RM2,250 both drop to zero. That is RM11,250 saved by staying under the threshold. Which is why a RM520,000 home can genuinely cost you more than a RM500,000 one. How much can you actually borrow? Before you fall in love with a listing, find your ceiling. Banks assess your income, commitments and repayment capacity, and the answer is often lower than buyers expect. Check your CCRIS and CTOS before you apply A bank sees your credit file before it sees your dream home. CCRIS is Bank Negara's record of your credit and last 12 months of repayments. CTOS is a private bureau report that also picks up legal action. Pull both yourself first. A missed card payment or an unsettled PTPTN arrear can cut your margin of financing or kill the application. Clearing it takes months, so check early. As a personal test, keep the monthly repayment to around one third of gross household income. DSR is the bank's stricter version, counting every commitment against your net income. Where should you buy in Klang Valley? Location in the Klang Valley is really a question about three things: your budget, your commute, and whether the area has rail. Klang Valley areas by budget Budget bandAreas worth shortlistingTypical stockUnder RM400,000Semenyih, Rawang, Puncak Alam, Bandar Baru Salak Tinggi, Kajang outskirtsNew landed on the fringe, older high-riseRM400,000 to RM700,000Setapak, Salak Selatan, Cheras, Kajang, Bandar Sri Damansara, Puchong, Shah Alam, KlangMid-range condos, older terracesRM700,000 to RM1.2 millionPetaling Jaya, Subang Jaya, Kepong, Wangsa Maju, Sri Petaling, Setia AlamEstablished terraces, newer condosRM1.2 million and aboveMont Kiara, Bangsar, TTDI, Desa ParkCity, Damansara Heights, KL City Center, Bandar UtamaPremium high-rise, landed in mature suburbs Treat these as orientation, not valuation. Within a single postcode the spread can be enormous, and a compact unit in Wangsa Maju and a branded residence in KL City Center technically sit in the same city. Does rail access still matter? In the Klang Valley, more than almost anywhere else in Malaysia. And 2026 changed the map. The LRT3 Shah Alam Line opened on 29 June 2026, running 37.8km from Bandar Utama in Petaling Jaya to Johan Setia in Klang. Twenty stations are operating, with five more due by 2028. That matters because Klang, Shah Alam and parts of Subang were previously car-dependent. Stations like Bandar Baru Klang, Pasar Klang, UiTM Shah Alam and Glenmarie 2 now connect into the Kelana Jaya Line and the MRT Kajang Line at Bandar Utama. Prasarana projects around 67,000 daily riders in year one, rising towards 117,000 within five years. Roughly two million people live along the corridor. What that means for a buyer: the western corridor now has a connectivity story it did not have 18 months ago, and pricing in some of those pockets has not fully caught up. Be more careful with the MRT3 Circle Line. It is still at the land acquisition stage, with construction expected to begin around 2027 and completion projected for the early 2030s. Do not pay a premium today for a station that is still a line on a map. New launch or subsale: which is better in Klang Valley? With over 7,400 unsold completed units across KL and Selangor, both paths are live. They suit different buyers. FactorNew launchSubsaleWho you buy fromDeveloperExisting ownerSPA typeStandard form under the Housing Development Act 1966Drafted by a lawyer, terms negotiableUpfront cashOften lower. Booking fee is commonly RM500 to RM1,000, and developers may absorb legal fees and dutyHigher, deposit plus full transaction costsWait for keys24 months landed, 36 months stratified from SPA signingTypically 3 to 4 months to completionWhat you seeA show unit and a floor planThe actual unit, actual neighbours, actual trafficProtectionDefect Liability Period of 24 months, LAD for late deliveryBought as-is, so inspect properlyPrice negotiationRebates and packages rather than price cutsDirect negotiation on price The honest rule of thumb: buy subsale if you need certainty, buy new launch if you need lower entry cash. Completed stock in an overhang market gives you the strongest negotiating position of all. What is the step-by-step process for buying property in Klang Valley? The mechanics are national. Here is the sequence, tightened. Check affordability and DSR. Get a pre-approval in principle before viewing. Shortlist and view. Work with a registered agent and see the area at different times of day. Letter of Offer. You pay an earnest deposit, usually 2% to 3% of the price. On a new launch you pay a booking fee instead, commonly RM500 to RM1,000. Appoint a conveyancing lawyer. Do this before you sign anything binding. Sign the SPA. Normally within 14 days of the Letter of Offer, topping the deposit up to 10%. If you paid 3% as earnest deposit, the remaining 7% is due on signing. Sign the loan agreement. Your lawyer coordinates with the bank. Stamp the documents. Now done digitally through LHDN's MyTax portal. State consent, where required. Leasehold, Bumiputera-reserved title, or foreign purchase. Execute the MOT or Deed of Assignment. MOT if individual or strata title has been issued, DOA if the property is still under master title. Register at the Land Office and collect keys. Balance settlement is typically within 90 days, with a 30-day extension available subject to interest. Want the long-form version of each stage? See our complete guide to buying a house in Malaysia. What changed for property buyers in 2026? Three things, and all of them affect your cash position. 1. Stamp duty is now self-assessed On 1 January 2026, LHDN began rolling out the Stamp Duty Self-Assessment System, known as STSDS or SDSAS. Stamping moved onto the MyTax portal through the e-Duti Setem module, and the old e-Stamps system was retired. The important shift is who carries the risk. LHDN no longer adjudicates the duty before you pay it, so the taxpayer is responsible for getting the calculation right. The rollout is phased. Phase 1 in 2026 covers rental, lease and security documents. Property transfer instruments come in from Phase 2 on 1 January 2027, with full coverage by 2028. LHDN has indicated a penalty concession during the first year of transition. Practical takeaway for a buyer: your lawyer handles this, but an error is now yours to answer for. Ask for the computation in writing. 2. First-time buyer exemption extended to end-2027 Budget 2026 extended the full stamp duty exemption for first-time Malaysian buyers by two years, to 31 December 2027. It covers both the instrument of transfer and the loan agreement for residential property priced up to RM500,000. To qualify you must be a Malaysian citizen who has never owned residential property, including anything received by gift or inheritance. Permanent residents and foreigners do not qualify, and a statutory declaration is usually required. Check what else you may be entitled to in our guide to first home schemes in Malaysia. 3. Foreign buyers now pay 8%, not 4% This is the biggest single change, and a lot of content online has not caught up. From 1 January 2026, non-citizen individuals and foreign-owned companies pay a flat 8% transfer stamp duty on residential property, double the previous flat 4%. It was enacted through the Finance Act 2025 as a new item in the First Schedule of the Stamp Act 1949. Malaysian permanent residents are excluded and continue on the standard tiered rates. Commercial and industrial property is not affected by the residential rate. The trigger date is when the instrument of transfer is executed, not when the SPA was signed. Some buyers who booked in late 2025 were caught by exactly that. What does stamp duty cost in Klang Valley? Rates for Malaysian citizens and permanent residents Property value bandTransfer (MOT) stamp duty rateFirst RM100,0001%RM100,001 to RM500,0002%RM500,001 to RM1,000,0003%Above RM1,000,0004% The SPA itself attracts a nominal RM10 per copy. The loan agreement is charged at 0.5% of the financing amount, for everyone, with no foreigner surcharge. Worked comparison on a RM1 million KL condominium Buyer typeCalculationTransfer dutyMalaysian citizen or PRRM1,000 + RM8,000 + RM15,000RM24,000Foreign individual or company8% flat on RM1,000,000RM80,000 On a RM2 million property the gap widens further, to roughly RM64,000 against RM160,000. For a foreign buyer in the Klang Valley, stamp duty is no longer a rounding error in the budget. Are there other exemptions? Transfers between spouses receive a full exemption. Transfers between parents and children receive 50%. Both are worth raising with your lawyer if a family transfer is part of your plan. Which schemes help first-time buyers in Klang Valley? Stamp duty exemption: 100% on transfer and loan agreement up to RM500,000, until 31 December 2027. PR1MA: for households earning RM2,500 to RM15,000 a month, with units typically priced RM100,000 to RM400,000 and allocated by ballot when oversubscribed. RUMAWIP: Federal Territory affordable housing, so specifically relevant if you are buying inside Kuala Lumpur or Putrajaya. Skim Rumah Pertamaku: a guarantee scheme that can unlock financing above the usual margin for eligible younger buyers on lower incomes. Rumah Selangorku: the Selangor state affordable housing programme, with its own income ceilings and eligibility registration. Most of these carry moratorium periods restricting resale, often five to ten years. Read that clause before you treat the unit as an investment. Also worth reading: the hidden fees first home buyers should know about. Can foreigners buy property in Klang Valley? Yes, but the rules split at the state line, and this is where Klang Valley purchases most often fall apart. Minimum purchase prices LocationMinimum price for foreign buyersNotesKuala LumpurRM1 millionFederal Territory, consent via the relevant federal authorityPutrajayaRM1 millionFederal Territory, limited residential stock availableSelangor Zone 1 (Petaling, Gombak, Hulu Langat, Sepang, Klang)RM2 millionStrata and landed strata title onlySelangor Zone 2 (Kuala Selangor, Kuala Langat)RM2 millionSame title restrictionSelangor Zone 3 (Hulu Selangor, Sabak Bernam)RM1 millionOutside the core Klang Valley Read that Selangor row again. Petaling Jaya, Subang, Shah Alam and Klang all sit in Zone 1, which prices most foreign buyers out entirely. A foreign buyer with RM1.2 million can transact in Kuala Lumpur but not in Petaling Jaya. Selangor also restricts foreigners to strata and landed strata title, caps foreign purchase at a share of non-Bumiputera units in a development, and does not permit purchases at auction. Thresholds have been revised before, so confirm the current position with the state land office or your solicitor before making an offer. What foreigners cannot buy anywhere Malay-reserved land Agricultural land, in most circumstances Properties allocated under Bumiputera quotas Low and medium-cost units designated as affordable housing Consent, financing and MM2H Every foreign purchase needs written state authority consent, commonly called Foreigner Consent or Consent to Purchase and Charge. Expect roughly one to three months and a processing fee that varies by state. Financing is tighter too. Foreign buyers are typically offered 60% to 70% of appraised value, and less without a long-stay visa. Participants in the Malaysia My Second Home programme may access better margins. MM2H runs on Silver, Gold and Platinum tiers, each with its own fixed deposit and property purchase requirement, and a holding period on the property purchased. The programme has been revised repeatedly, so verify the current tier conditions directly rather than relying on any article, including this one. Which SPA clauses should you read twice? The Sale and Purchase Agreement is the document that decides what happens when something goes wrong. These are the clauses that cost people money. Payment schedule. For subsale, 10% on signing and the balance within 90 days, with a 30-day extension usually charged at interest. Vacant possession. 24 months for landed, 36 months for stratified, measured from SPA signing. Liquidated Ascertained Damages. Late delivery compensation is commonly 10% per annum of the purchase price, calculated daily. Defect Liability Period. Usually 24 months from vacant possession for new properties. Loan rejection clause. Decides whether your deposit is refunded if financing falls through. Non-negotiable reading. Encumbrances and title status. Existing charges, caveats, restrictions in interest. Fixtures and fittings. Air-conditioners and kitchen cabinets vanish more often than you would expect. Conditions precedent and state consent. For leasehold and foreign purchases, the clock may only start once consent is granted. Never sign an SPA the same day you are handed it. A subsale SPA is drafted by someone, and that someone was probably not acting for you. What happens after you get the keys? Defect inspection. Submit defects in writing within the DLP and keep dated photographs. Utilities. Transfer or open accounts for TNB, Air Selangor or Syabas, and internet. Assessment tax. Cukai pintu, billed twice yearly by DBKL, MBPJ, MBSA or your local council. Quit rent. Cukai tanah, paid annually to the land office. Maintenance and sinking fund. For stratified property, charged per square foot and legally enforceable. Insurance. Confirm what the master policy covers and what it does not. Buying a condo? Read how condo management fees actually work before you commit. Common mistakes Klang Valley buyers make Budgeting for the deposit only. The other 4% to 6% arrives fast. Crossing the RM500,000 line by a little. It can cost RM11,250 in lost exemption. Applying for a loan with a fresh car loan on the books. DSR does not care that you needed the car. Paying today for infrastructure arriving in 2032. Rail premiums should follow construction, not announcements. Assuming Selangor and KL follow the same rules. They do not, especially for foreign buyers. Viewing once, on a Sunday morning. Go back at 6pm on a weekday, and after heavy rain. Using the developer's panel lawyer without asking questions. Convenient is not the same as independent. Key takeaways Kuala Lumpur and Selangor are separate markets with separate rules, separate price levels and separate land authorities. Budget 10% deposit plus 4% to 6% transaction costs, so roughly RM92,000 on a RM600,000 home. First-time Malaysian buyers pay zero stamp duty up to RM500,000 until 31 December 2027. Foreign buyers now pay 8% transfer duty on residential property, up from 4% on 1 January 2026. Stamp duty is self-assessed from 2026, with transfer instruments phasing in from January 2027. LRT3 opened in June 2026 and reshaped the western corridor. MRT3 has not broken ground. The overhang of unsold stock gives buyers real negotiating room in 2026. FAQs How much do I need to earn to buy a house in Klang Valley? It depends on the price and your existing commitments rather than salary alone. As a rough guide, banks look for total debt repayments to stay within a comfortable share of net income, so a RM600,000 purchase generally suits a household income in the region of RM9,000 to RM11,000 a month with minimal other debt. Is it cheaper to buy in Selangor than Kuala Lumpur? On average, considerably. Kuala Lumpur's average subsale price crossed RM1,024,793 in Q1 2026, while Selangor sat at around RM559,935. You are usually trading price for commute time, so factor in transport costs and travel hours before deciding. What is the difference between a booking fee and an earnest deposit? A booking fee applies to a new development bought from a developer and is commonly RM500 to RM1,000 to hold the unit. An earnest deposit applies to a subsale purchase and is usually 2% to 3% of the agreed price, paid with the Letter of Offer. It forms part of your 10% deposit, so if you paid 3% upfront, the balance 7% is due when you sign the SPA. Do foreigners really pay 8% stamp duty now? Yes, on residential property. From 1 January 2026, non-citizen individuals and foreign-owned companies pay a flat 8% transfer duty under the Finance Act 2025, replacing the previous flat 4%. Malaysian permanent residents are excluded and pay the standard tiered rates. Is 2026 a good time to buy in Klang Valley? Conditions are stable rather than dramatic. The OPR has held at 2.75% since July 2025, price growth nationally is close to flat, and unsold stock gives buyers negotiating room. That combination generally favours buyers who are financially ready, though the right answer depends on your own position rather than the market's. Ready to invest in property with more confidence? Submit your enquiry today and our IQI property specialist will help you explore suitable investment options based on your goals, budget and market preference. [custom_blog_form] Continue reading: 5 Reasons Why You Should Invest in Klang Valley in 2026 RM 140 Billion Bandar Malaysia: Is This KL’s Next Growth Corridor? Johor and Klang Valley: A Growing Partnership or Rivalry? | Juwai IQI Nobody Told Me My RM500k House Would Actually Cost RM700k Top 10 Cheapest Neighbourhoods in Klang Valley (2026)
TL;DRYou can generally sell property without a strata title in Malaysia through a Sale and Purchase Agreement (SPA) and a Deed of Assignment (DOA) if the title has not yet been issued. First, check whether the title is still unissued or has been issued but not transferred to you. A conveyancing lawyer can then confirm the appropriate documents, financing arrangements, and any applicable notification or approval requirements. Your condo has found a buyer, but its strata title is still taking the scenic route. Suddenly, selling your home feels less like a property deal and more like hunting for an old receipt. The good news: a missing strata title does not automatically stop a sale. The trick is knowing whether the title has not been issued or simply has not been transferred to you. That distinction determines what your lawyer needs to do next. Key Takeaways A sale is generally possible before title issuance. The usual route transfers the seller's interest through an SPA and DOA. An issued title is a different scenario. If the strata title exists but remains in the developer's name, the transfer arrangements require a fresh legal review. The ownership chain matters. Keep your original SPA and every later SPA or assignment; missing agreements can hold up a buyer's checks. Developer notification is not the same as developer consent. The applicable rules depend on the property, statutory protections, contractual documents, and any separate land restrictions. A buyer may still obtain financing. Some banks accept assignment-based transactions, while others impose conditions or decline them. Prepare before promising a deadline. Check title status, loan redemption, unpaid property charges, and the buyer's financing position before finalizing completion terms. Read this before selling your property that without Strata Title1. Can You Legally Sell a Property Without a Strata Title in Malaysia?2. How Do You Check the Title Status and Prepare Your Selling Documents?3. How Do You Sell a Property Under Master Title Step by Step?4. Can the Buyer Get a Loan if Your Property Has No Strata Title?5. How Much Does Selling Without Strata Title Cost, and How Long Does It Take?6. What if the Strata Title Is Issued Mid-Sale or the Developer Is Liquidated?7. How Can You Avoid Delays and Complete the Sale Smoothly?8. Frequently Asked Questions (FAQ) 1. Can You Legally Sell a Property Without a Strata Title in Malaysia? Yes. If the individual strata title has not yet been issued, you can generally sell the property through an SPA and DOA. Instead of transferring an individually registered title, you assign your contractual rights and interest under the earlier purchase documents to the new buyer. On selling before title issuance, Azizi Zulhilmi from Ben Lee & Sharen writes: “The absence of an individual or strata title does not prevent the sale of a property.” a. What does it mean when a property is under master title? A master title is the registered title covering the development before separate titles are issued for its units. It is normally held by the developer or landowner. You may have purchased and occupied your apartment without having a separate registered title in your name; your SPA and any subsequent assignments document your interest. A strata title, by contrast, identifies an individual parcel within a shared development. Both high-rise units and some landed properties in strata schemes can have strata titles. Do not assume the building's appearance alone tells you what title your property should have. b. What if the title exists but is not in your name? Title issuance and the perfection of a transfer are distinct events. An issued strata title may initially be registered in the developer's name. Perfection of transfer (POT) is the process of registering the purchaser as the proprietor; if there is financing, the bank's charge may also need to be perfected. If you have received a developer's notice that the title is ready, ask your conveyancing lawyer to examine the title and earlier agreements before deciding on the resale paperwork. Do not treat an issued-but-untransferred title as though no individual title exists. 2. How Do You Check the Title Status and Prepare Your Selling Documents? Start by confirming the title's actual status and building a complete record of how you acquired the property. Missing ownership documents can delay the buyer's legal checks and financing, even after you agree on a price. a. Ask the right title-status questions Contact the developer or its appointed solicitor and ask whether the strata title application has been submitted, whether the title has been issued, and whether it has been registered in your name. Request the available written confirmation and ask about any outstanding requirements. Your lawyer can also arrange the relevant land search and examine the master title for registered restrictions or caveats. A caveat is a recorded claim affecting land that may need further investigation. Do not assume a Land Office search alone will prove ownership of your particular unit when it remains under master title. Your lawyer should review the title information, along with your SPA and any successive assignments, to establish the chain of ownership. b. Use this seller-document checklist Gather the following property sale documents before serious negotiations. The exact file may vary according to your purchase history and financing. Original SPA with the developer, plus any subsequent SPAs. Previous DOAs transferring the property between owners. Loan agreements and security assignments, where applicable. Developer correspondence about the title and assignment records. Redemption correspondence, if available. Property payment records for quit rent, assessment, utilities, maintenance, and sinking fund. Tenancy agreement, rent records, and deposit details if the unit is rented out. The agreements help establish a continuous chain of ownership. A missing agreement may require additional work before the buyer's solicitor and bank can complete their reviews. Check maintenance and sinking fund arrears before listing. Unpaid charges can surface during buyer due diligence and complicate completion. If there is a tenant, disclose the tenancy early and clarify how the deposit and landlord responsibilities will pass to the buyer; selling does not automatically end the tenancy. IQI Global can assist with property marketing and connecting you with prospective buyers while your conveyancing lawyer checks the ownership and transfer documents. Connect with us for more information! Approach IQI Now! 3. How Do You Sell a Property Under Master Title Step by Step? For a property whose individual title has not yet been issued, the usual subsale process (a resale by an existing owner) involves agreeing on sale terms, executing an SPA and DOA, satisfying applicable requirements, coordinating both parties' financing, and completing the agreed handover. The lawyers must tailor the sequence to the actual documents and title restrictions. a. Before signing the SPA Step 1 — Appoint a conveyancing lawyer. Give the lawyer the existing SPAs, assignments, loan information, and developer correspondence. The buyer should also obtain their own legal advice. Step 2 — Agree on the terms. Set out the price, deposit, property condition, included fixtures, financing conditions, and completion framework. If the buyer needs a loan, a clearly drafted financing condition can address what happens if their application fails. Step 3 — Establish the applicable developer requirements. Developer consent, notification, and confirmation are not interchangeable. ClickBina's May 2026 guide describes Section 22D of the Housing Development (Control and Licensing) Act 1966 as protecting covered residential purchasers against a developer requiring prior consent for an assignment. Commercial transactions and other contractual circumstances require separate consideration. Your lawyer must confirm the provision's application to your property. Important: Section 22D of the Housing Development (Control and Licensing) Act 1966 applies to covered housing transactions in Peninsular Malaysia, with the Act also extended to Labuan under separate legislation. Sabah and Sarawak have their own applicable legal frameworks. Sellers in East Malaysia should consult a conveyancing lawyer about the relevant local requirements rather than assuming Section 22D applies. Do not assume that a serviced apartment is excluded from the Housing Development Act simply because the development sits on commercial land. Whether the Act applies depends on the property's intended use, legal classification, applicable statutory provisions and relevant documents. Ask your lawyer to verify whether the particular unit qualifies as housing accommodation before relying on Section 22D. State Authority consent is a separate question. If the land is subject to a restriction in interest, the relevant approval can affect whether the eventual title transfer is registrable. Do not assume a developer acknowledgment satisfies a land restriction. Important: Section 22D of the Housing Development (Control and Licensing) Act 1966 applies to covered housing transactions in Peninsular Malaysia, with the Act also extended to Labuan under separate legislation. Sabah and Sarawak have their own applicable legal frameworks. Sellers in East Malaysia should consult a conveyancing lawyer about the relevant local requirements rather than assuming Section 22D applies. b. Prepare and complete the assignment Step 4 — Execute the SPA and DOA. The SPA records the sale terms. The DOA assigns your contractual rights and interest under the original purchase to the buyer; it does not itself register the buyer as proprietor of a separate strata title. Your lawyer arranges the applicable stamping and reviews the entire chain of assignments. For a transaction covered by Section 22D, the seller or their solicitor must deliver written notice of the assignment to the developer at or after completion of the sale. The notice must be accompanied by the documents required under Section 22D(2), including the stamped subsale SPA where applicable, the executed DOA, any applicable undertaking concerning stamping, and full payment of sums owed to the developer. Your lawyer should verify that these statutory requirements are satisfied. Step 5 — Arrange redemption of your existing loan. If you still owe the bank, the solicitor obtains the necessary redemption information and coordinates the bank's release arrangements. The buyer's purchase proceeds are commonly used to settle the outstanding loan at completion. Step 6 — Coordinate the buyer's financing. The buyer's lender reviews the title status, chain of title, and security documents. It may require a Loan Agreement Cum Assignment (LACA) instead of a conventional registered charge against an individual title. Disbursement means the bank releases the loan money; lender requirements and pending confirmations can delay this step. Step 7 — Complete and hand over. Once payment and the relevant contractual requirements have been met, the lawyers coordinate completion. Hand over keys, access cards, and the agreed records in accordance with the SPA. Keep your signed and stamped transaction documents. c. How does a DOA differ from an MOT? The Deed of Assignment (DOA) transfers contractual rights when a separate title has not yet been issued. A Memorandum of Transfer (MOT) is used to register a transfer when the relevant individual title is available, and the legal requirements for registration have been met. QuestionDOA transactionMOT transactionWhat changes hands?Contractual rights and interest under earlier purchase documentsRegistered ownership of the relevant titleTypical title positionSeparate title has not yet been issuedSeparate title exists and can be transferredLand registrationThe DOA does not itself register a separate titleThe MOT is registered to effect the transferFinancing securityAssignment-based arrangements may be usedA registered charge may be availableFollow-upTitle perfection may be necessary when issuedFollow the registered transfer and applicable charge process The table describes the usual mechanisms, not a promise that either transfer route works for every issued-but-untransferred title. Your solicitor must verify the actual registration and transaction requirements. 4. Can the Buyer Get a Loan if Your Property Has No Strata Title? Yes, buyer financing is possible, but it is not automatic. Some lenders finance properties under a master title; others may reject an application, offer a lower loan-to-value ratio, or request additional assurances. Check this before treating a buyer's offer as ready to complete. a. What does the bank need to check? Without a separate issued title, the lender cannot register its usual charge against that title. It may use assignment-based security, such as LACA, while the buyer's contractual interest acts as security pending title issuance and perfection. The buyer's solicitor may also need to explain master-title caveats to the bank. A caveat can indicate a third party's claimed interest; lenders may require confirmations or undertakings before releasing money. An undertaking is a written promise to take a specified step, such as applying for consent. These extra checks are documented complications in subsale financing, not proof that a particular buyer's loan will fail. b. How can you prevent a loan problem from delaying the sale? Tell prospective buyers the title status before they apply for financing. Have your lawyer prepare the ownership documents and arrange redemption information for your existing loan. Ask the buyer to confirm that their financier knows this is an assignment transaction; the SPA should address financing and realistic completion terms. Consider a hypothetical condo sale: your unit is under master title, you still have a housing loan, and the buyer is borrowing too. Your lawyer must coordinate your redemption while the buyer's bank checks the assignments. An unresolved caveat or missing older DOA could delay disbursement even though both parties agree on the price. 5. How Much Does Selling Without Strata Title Cost, and How Long Does It Take? There is no universal seller-cost figure or completion period. Your bill and timeline depend on the transaction documents, loan position, applicable taxes and charges, title issues, and any necessary approvals. Request a tailored legal quotation before committing to a budget or deadline. a. Which expenses should you budget for? ExpenseWhy it may ariseSeller's next checkConveyancing fees and disbursementsSPA, DOA, redemption, registration-related work where applicableRequest an itemized lawyer's quotationExisting loan redemptionOutstanding bank financing must be settled or releasedObtain redemption informationReal Property Gains Tax (RPGT)A property disposal may trigger taxAsk about your liability and exemptionsStamp dutyRelevant instruments require stampingConfirm which instrument and party are chargeableDeveloper record confirmationSection 22D(4) caps the specified confirmation fee at RM50 per request for covered transactions, subject to any prescribed revision.Confirm whether the provision applies, who requests and pays for confirmation, and whether other charges have a valid basis.Building and property arrearsUnpaid maintenance, sinking fund, or other chargesObtain current statementsLater title workPerfection may become necessary when title issuesClarify whether separate fees or steps ariseEstate-agent commissionAn agency fee may be payable when selling through an appointed estate agent.Confirm the agreed commission and applicable fees before appointing an agent. Seller expenses are not identical to the buyer's expenses. The seller may owe RPGT, while transfer stamp duty is ordinarily paid by the buyer; your lawyer should check the applicable instruments, liability, and exemptions. Request an individual calculation rather than relying on a universal legal-fee or RPGT figure. Selling a property may also create RPGT reporting obligations, even where an exemption or non-taxable treatment applies. Sellers generally must submit the relevant CKHT form within 60 days of disposal through LHDN's e-CKHT system. The buyer must also comply with the applicable retention and remittance requirements. From the 2026 year of assessment, an additional option allows the buyer to remit the notified deemed-assessment amount where the prescribed conditions are satisfied. Ask your tax adviser or conveyancing lawyer to confirm the correct filing, retention amount, and payment deadlines. You may find more information on the LHDN page. b. How long should you allow? A subsale may take around three to six months as a general planning estimate, but the actual completion period depends on the SPA, financing, outstanding payments, title status, and applicable approvals. Developer consent is not required for an assignment covered by Section 22D, although statutory notification and record confirmation may still be necessary. Ask your conveyancing lawyer to determine the completion period and any extension clauses for your specific transaction. 6. What if the Strata Title Is Issued Mid-Sale or the Developer Is Liquidated? If the strata title appears during your subsale, ask your lawyer to review the transaction before proceeding on the original paperwork. If the developer enters liquidation, ownership verification and eventual title work may become more complicated. These situations need different responses. a. The title is issued during the transaction Suppose you sign an SPA while the unit is under master title, then receive notice that its individual title has been issued. Your lawyer must check the registered owner, documents already signed, financing arrangements, and requirements for perfection or transfer. Do not assume the developer can transfer the title directly to your buyer or that the original DOA paperwork requires no adjustments. b. The developer goes into liquidation A developer's insolvency may lead to extra verification, administrative demands, delays, and financing difficulties. The developer's registered-title position and unfinished title process can make the eventual transfer harder to arrange. Ask your lawyer to check the developer's status, the relevant liquidator's role, the title application position, the complete ownership chain, and any financial claims or restrictions affecting the property. Do not promise the buyer a title-issuance date that has not been established. If the developer has been wound up before applying for strata titles, affected purchasers may need to approach the appointed liquidator about the application. The Department of the Director General of Lands and Mines notes that purchasers may have to bear the application costs if the liquidator has no funds available. The available options and financial responsibilities should be verified against the development's circumstances. c. The title was issued earlier, but you never perfected it An unperfected transfer can complicate a later sale, especially if the developer is wound up. If you still have financing, the bank may also have contractual arrangements in place to initiate the perfection process. Review the developer's notice and your financing documents promptly. If the strata title has been issued but is still registered in the name of the developer or original landowner, your lawyer may need to consider a direct transfer or a double transfer. A direct transfer involves registering the title directly in the new buyer's name where the registered proprietor agrees, and the legal requirements are satisfied. A double transfer involves transferring the title to the seller first and then to the new buyer. These arrangements may affect legal fees, stamp duty and completion time. Neither route should be assumed to be automatically available. 7. How Can You Avoid Delays and Complete the Sale Smoothly? The practical way to reduce avoidable selling delays is to settle document and financing questions before promising the buyer a completion date. Check the title, ownership chain, arrears, and any applicable restrictions together rather than discovering them one at a time after signing. a. Before you list Get the original SPA and assignment records together, request the available title-status information, and check loan redemption and maintenance charges. Tell your agent accurately whether the title is unissued or issued but not transferred. IQI Global can help with the property-selling and marketing process, including connecting sellers with prospective buyers. Your conveyancing lawyer should handle title-related legal checks, transaction documents, and financing coordination. Approach our team for more! Approach IQI Now! b. Before you sign Make sure the buyer understands the title position and has discussed it with their financier. Have your lawyer clarify who must obtain each applicable confirmation or approval, how costs are allocated, and what the SPA says about completion and extensions. c. When you hand over Complete the property handover according to the SPA: confirm the required payment and documents, then deliver keys, access cards, and agreed records. For a tenanted unit, disclose the tenancy and arrange the deposit and new-landlord handover rather than assuming the sale cancels the lease. Keep copies of the signed SPA and DOA and related paperwork. A clear chain of ownership will matter when the title is eventually issued or the buyer later sells the property. A missing title need not end your sale. First establish whether the strata title is unissued or simply untransferred, then gather the ownership documents and let your conveyancing lawyer confirm the correct route. Deal with financing, charges, and realistic completion terms early. A tidy file is less exciting than a new buyer, but it makes getting to handover much easier. 8. Frequently Asked Questions (FAQ) a. Can I sell my condo in Malaysia before its strata title is issued? Yes. You can generally sell a condo without an issued strata title using an SPA and DOA that assign your interest to the buyer. A conveyancing lawyer should verify the property's documents and applicable transaction requirements. b. What documents do I need for a master-title sale? Prepare the original SPA, subsequent SPAs and DOAs, relevant loan documents, developer correspondence, and current property-payment records. A complete chain of ownership helps the buyer's lawyer and bank verify the transaction. c. Is developer consent required for an assignment? For an absolute assignment of housing accommodation covered by Section 22D of the Housing Development (Control and Licensing) Act 1966, the developer's prior consent is not required. However, the seller must comply with the statutory notification and documentation requirements. Transactions outside the provision, restrictions in interest, State Authority approvals and financing requirements must be assessed separately by a conveyancing lawyer. d. Can the buyer get a bank loan without a strata title? Yes, assignment-based housing finance is possible, but approval depends on the lender. Some banks may require further confirmations, offer a different loan margin, or decline the application. Disclose the property's title status before the buyer applies. e. How long does a DOA property sale take? There is no fixed completion period for every DOA sale. The ownership documents, bank processing, relevant restrictions, and required confirmations influence timing. Ask your lawyer to draft realistic completion and extension terms. f. Can I sell if the title has been issued but not transferred to me? A sale may be possible, but an issued yet unperfected title needs a different legal review from an unissued title. Your lawyer should examine the title, the original agreements, and financing before settling the transaction structure. g. What happens if the developer is bankrupt? Developer insolvency can complicate ownership verification, financing, and eventual title transfer. Have your lawyer investigate the developer or liquidator's status, your full document chain, and the title application before agreeing to a sale timeline. Ready to Sell Your Property? Have a property without strata title? Contact IQI Global to explore your selling options and connect with prospective buyers. [custom_blog_form] Continue Reading Tenant Refuses to Move Out in Malaysia? What Landlords Can and Cannot Legally Do 2026 Malaysia OPR 2026: Remain 2.75% for 14 Months Consecutively Penang 2030: Why Malaysia’s Silicon Valley of the East Is Becoming a Strategic Investment Hub References Azizi Zulhilmi. (2026, July 21). Can you sell your house before the individual or strata title is issued? Ben Lee and Sharen. Retrieved fromhttps://benleesharen.com/can-you-sell-your-house-before-the-individual-or-strata-title-is-issued/ BOVAEP. (n.d.). Fees. Retrieved fromhttps://lpeph.gov.my/fees Chang, K. L. (2021, April 8). The property is not yours without strata titles. EdgeProp.my. Retrieved from https://www.edgeprop.my/content/1823112/property-not-yours-without-strata-titles Chia, S. Y. (2022, January 7). A self-help guide for selling your home. Chia, Lee & Associates. Retrieved fromhttps://chialee.com.my/property-law-in-malaysia-a-self-help-guide-for-selling-your-home/ Ho, S., & Fam, S. (2021, March 12). How will buying a strata property ‘without strata title’ affect you as a buyer? | Donovan & Ho. Donovan & Ho, Advocates & Solicitors. Retrieved fromhttps://dnh.com.my/how-will-buying-a-strata-property-without-strata-title-affect-you-as-a-buyer/ iProperty. (2026, February 20). Strata title vs master title vs individual title: Know the differences. Retrieved from https://www.iproperty.com.my/guides/strata-title-master-title-individual-title-know-the-differences-61995 Lo Chambers. (n.d.). My strata title is out – what’s next? | Lo Chambers. Retrieved fromhttps://www.lochambers.com/my-strata-title-is-out-whats-next/ Malaysian Bar. (n.d.). Properties without titles - caveat emptor. Retrieved from https://www.malaysianbar.org.my/cms/upload_files/document/Properties_Without_Titles-6.pdf Mylaw.my. (n.d.). Housing Development (Control and Licensing) Act 1966. Retrieved fromhttps://mylaw.my/legislation/housing-development-control-and-licensing-act-1966 NextSix. (2025, October 15). Master vs strata title Malaysia: Risks, timelines & tips. NextSix Blog - Malaysia's #1 Pioneer GPS Property Website. Retrieved fromhttps://blog.nextsix.com/master-title-vs-individual-strata-title-risks-timelines-what-buyers-must-know/ PropertyGuru. (2019, July 5). What is a master title? Time to master your understanding! Retrieved fromhttps://www.propertyguru.com.my/property-guides/what-is-master-title-why-is-it-important-16428 SPEEDHOME. (2026, July 14). Selling a property without strata title in Malaysia (2026). SPEEDHOME Guide — Property Rental Expert. Retrieved fromhttps://speedhome.com/blog/can-i-sell-a-property-without-a-strata-title-in-malaysia/ Tan, R. (2026, May 24). Developer consent to transfer Malaysia — sub-sale under master title (2026). ClickBina. Retrieved from https://clickbina.com/guides/developer-consent-to-transfer-malaysia/
The tenancy ended three weeks ago. Your tenant is still inside, and your calls go unanswered. Many landlords think the solution is simple: change the locks or cut the utilities. In Malaysia, both can put you on the wrong side of the law. What many landlords do not know is that you may have the right to claim double the rental value for every day a tenant stays beyond the tenancy period. This guide explains the legal steps to recover your property, what actions to avoid, the real timeline and costs, plus the tenancy clause that can help prevent this problem. Key Takeaways A landlord in Malaysia cannot remove a tenant personally. Possession must be recovered through the court under Section 7(2) of the Specific Relief Act 1950. Changing locks, cutting utilities, or removing belongings is illegal, even if stated in the tenancy agreement. Landlords may claim double rent for the holding-over period under Section 28(4)(a) of the Civil Law Act 1956, if done correctly through written notice. Writ of Possession recovers the property. Writ of Distress recovers unpaid rent (up to 12 months). They serve different purposes. Order 89 fast-track eviction does not apply to tenants who continue staying after the tenancy ends. Expect around 3 to 6 months for an uncontested case, and 12 months or longer if the tenant disputes it. Malaysia currently has no Residential Tenancy Act in force. Your stamped tenancy agreement remains your main legal protection. Table of contentsCan a landlord force a tenant to leave in Malaysia?What can a Malaysian landlord legally do, step by step?The Double Rent Rule Most Malaysian Landlords MissHow long does eviction take in Malaysia, and what does it cost?How to Prevent This from Happening AgainFrequently Asked Questions (FAQs) Can a landlord force a tenant to leave in Malaysia? No. The rule is stricter than most landlords expect. Section 7(2) of the Specific Relief Act 1950 requires a landlord to go to court when a tenancy has ended but the tenant remains in possession. You cannot take the property back yourself. The provision came into force on 31 January 1992, removing the old self-help remedy for this situation. Owning the property, unpaid rent, or a lockout clause does not change this. Section 7(2) overrides any contractual right to re-enter and change the locks, making such a clause unenforceable. There is another risk. Section 8 allows an occupier who you unlawfully dispossess to sue for possession. Change the locks yourself, and you could end up defending a court case while paying to put the tenant back in. What landlords cannot legally do ActionLawful?Your exposureChanging the locksNoUnlawful self-help, tenant may sue to recover possessionCutting water, electricity or gasNoUnlawful even with a clause permitting itRemoving the tenant's belongingsNoTrespass to goods, damages claimEntering without notice or consentNoBreach of quiet enjoymentPosting the tenant's details onlineNoPersonal data and defamation exposureServing a written notice to vacateYesRequired first step, keep proof of serviceFiling for possession in courtYesThe only lawful route to get the unit back One more misconception to clear up: the Tribunal for Consumer Claims does not handle residential tenancy disputes. A tenancy involves an interest in land, which falls outside the Tribunal’s jurisdiction. So, if your tenant refuses to leave, you cannot use the Tribunal as a cheap shortcut to recover possession. There is no small-claims route for getting your property back. You need to pursue the proper court process. What can a Malaysian landlord legally do, step by step? There are five steps, and the order matters. Jumping straight to legal action without preparing your documents can make the process slower and more expensive. Step 1: Build Your Case Before You Act Gather your stamped tenancy agreement, payment records, messages, and inventory list. Record the exact date the tenancy expired or ended. Check the stamping too. Under Section 52 of the Stamp Act 1949, an unstamped agreement cannot be admitted as evidence until you pay the required duty and penalty. Fixing this during a dispute can cost you valuable time. For the current e-Duti Setem process, see our guide to tenancy agreement fees and stamp duty. Step 2: Serve a Written Notice to Vacate Your notice should clearly state the parties involved, property address, relevant tenancy clause, outstanding amount if any, and deadline for vacant possession. Use a delivery method you can prove later. Send it by registered post to the tenant’s last known address, and use hand delivery or email if the tenancy agreement permits it. Keep every receipt and proof of delivery. Step 3: Claim Double Rent This is the step many landlords miss. Put the tenant on written notice that you are claiming double rent for the holding-over period. You can include this in the same letter. Step 4: Try One Proper Negotiation Not every dispute needs to reach court. If the tenant faces financial difficulty, offer a firm move-out date in exchange for waiving part of the arrears, but put every agreed term in writing. Compare that with months of litigation. A clean, documented exit can often save more time and money. Step 5: File for Possession and Enforce the Order If the tenant still refuses to leave, have your solicitor file a civil claim for vacant possession. The Magistrates’ Court handles claims up to RM100,000, while the Sessions Court handles claims up to RM1 million. Once the court grants possession and the tenant still refuses to leave, apply for a Writ of Possession. The court bailiff carries out the eviction, not the landlord. Even with a court order, do not change the locks or remove the tenant yourself. The Order 89 myth, correctedSeveral Malaysian guides tell landlords that Order 89 of the Rules of Court 2012 gives a 2 to 3 month fast-track. It does not apply to you. Order 89 is written for squatters and expressly excludes a tenant holding over after the termination of a tenancy. The Court of Appeal confirmed this in Cheow Chew Khoon v Abdul Johari [1995] 1 AMR 759. Budget for the ordinary action. A bad tenant costs more than a vacant unit. Screening, pricing and a properly drafted tenancy can keep you out of court in the first place. Before your next investment, make sure you choose a property with the right location, rental demand and tenant profile. Looking for a property with rental potential? Explore available homes with IQI. The Double Rent Rule Most Malaysian Landlords Miss Under Section 28(4)(a) of the Civil Law Act 1956, a tenant who stays after the tenancy ends can be charged double rent, at the landlord’s option, until they give up possession. That means you may claim twice the rent for every month the tenant continues to occupy the property, not just keep the deposit. The Federal Court confirmed the scope of this rule in Rohasassets Sdn Bhd v Weatherford (M) Sdn Bhd [2020] 1 MLJ 557. You do not need to prove the tenant acted badly or deliberately refused to leave. If you properly exercise the option, the court can allow the claim. What You Need to Do To claim double rent: The tenancy must have genuinely ended, through expiry or valid termination. You must not consent to the tenant staying. Accepting rent without objection could support an argument that a new periodic tenancy exists. You must demand that the tenant vacate. You must state your intention to claim double rent in your statement of claim, as held in Sebumi Magnetik Sdn Bhd v Twinsky Seafood Restaurant [2023] 5 MLJ 813. Example: How Double Rent Adds Up Say your rent is RM2,500 a month and the tenancy ends on 1 March. The tenant leaves seven months later, on 1 October. ClaimAmountOrdinary rent × 7 monthsRM17,500Double rent × 7 monthsRM35,000Additional amountRM17,500 One important point: double rent is based on the market rental value at the relevant time, not necessarily your old contractual rent. If market rents have increased, your potential claim could be higher. The Trap Nobody Flags: Your Two Remedies Can Conflict Landlords often use two separate remedies: a Writ of Distress to recover unpaid rent and a Writ of Possession to recover the property. But the timing matters. A distress claim depends on the landlord-tenant relationship, while double rent only arises after the tenancy has ended. So, ending the tenancy may strengthen your double rent claim while affecting your distress remedy. The right approach depends on the amount owed and whether the tenant has goods that can be seized. Speak to your solicitor before sending a termination or demand letter. Writ of DistressWrit of PossessionRecoversRent arrearsThe propertyLawDistress Act 1951, Order 75 ROC 2012Specific Relief Act 1950, civil suitLimitUp to 12 completed months of arrearsNo monetary capApplicationEx parteInter partesEnforced byCourt bailiff seizes movable goodsCourt bailiff removes occupierEvicts tenant?NoYes After a distress seizure, the tenant receives notice and has six days to settle the debt before the seized goods can proceed to auction. This can give landlords a practical route to recover outstanding rent without waiting for the full possession process. How long does eviction take in Malaysia, and what does it cost? StageTypical durationNotice to vacate and expiry14 days to 1 month, per your agreementFiling to first hearing1 to 3 months, depending on court loadOrder for possession, uncontestedAround 3 to 6 months from first noticeOrder for possession, contested12 months or moreWrit of Possession and bailiff executionAdditional weeks after the order Legal costs can add up quickly. A straightforward, uncontested eviction may cost around RM5,000 to RM15,000 in solicitor’s fees, plus a few hundred ringgit in court filing fees. Contested cases can cost more. The Cost Landlords Often Forget It is not the legal bill. It is the rent you lose while waiting. Juwai IQI data from more than 1,000 rental transactions across three central Kuala Lumpur postcodes found rents had stabilised at RM4,500 to RM5,000 since H2 2024. Co-Founder and Group CEO Kashif Ansari noted that rents in this segment had previously peaked at RM6,454 in H1 2024, a 58% year-on-year increase driven by luxury lettings, according to Free Malaysia Today on 22 April 2026. At RM4,750 a month, six months of delayed recovery means RM28,500 in lost rental income. Your loan instalment, maintenance fees, quit rent and assessment do not stop while the case runs. That is why a properly made double rent claim can make a significant difference. It is also why spending six weeks finding and screening the right tenant can cost less than rushing into a tenancy that ends in court. Not sure what your property should earn? Use our rental yield guide to pressure-test the numbers and read our rental income tax guide for what LHDN expects you to declare. How to Prevent This from Happening Again The best way to avoid an eviction dispute is to catch the warning signs before handing over the keys. Before You Hand Over the Keys Verify income, not just identity. Ask for three months of payslips or bank statements and confirm employment. Call the previous landlord. Ask about payment history, property care and how the tenant left. Collect the full deposit before handover. Do not treat the deposit as optional. Document the property. Photograph the unit and inventory, with date stamps, before handing over the keys. Stamp the tenancy agreement. Use e-Duti Setem on MyTax and check the current requirements and penalties before filing. An unstamped agreement may need to be regularised before it can be used as evidence in court. Four Clauses Every Landlord Should Get Right Termination clause: Set a clear notice period and cure period. Holding-over clause: Reserve the right to claim double rent under Section 28(4)(a) of the Civil Law Act 1956. Default clause: Clearly define what counts as a breach, such as three consecutive months of unpaid rent. Costs clause: Set out how enforcement and legal costs will be handled. A clause you never use costs little. A clause you needed but never included can cost months. For a broader overview, see our landlord and tenant rights and responsibilities guide. What About the Residential Tenancy Act? It is still not law. The Bill has been discussed since 2018, and KPKT described it as being in its final stages in August 2026. However, there is no parliamentary tabling date stated here. Until the Bill is passed, gazetted and brought into force, landlords continue to rely on the stamped tenancy agreement, Contracts Act 1950, Specific Relief Act 1950, Civil Law Act 1956 and Distress Act 1951. For now, your tenancy agreement is your first line of protection. Draft it accordingly. Frequently Asked Questions (FAQs) Can a landlord change the locks if the tenant refuses to leave in Malaysia? No. A landlord cannot change the locks to force out a tenant in Malaysia. Under Section 7(2) of the Specific Relief Act 1950, possession must be recovered through the court, not self-help. Can a landlord cut water or electricity to force a tenant out? No. A landlord cannot cut off water or electricity to force a tenant out. Any tenancy clause allowing this is unenforceable, and the landlord may be liable for doing so. How long can a tenant stay after the tenancy agreement expires? There is no fixed grace period. Once the tenancy expires, the tenant has no right to remain, but the landlord must obtain and enforce a court order to recover possession. Can I charge double rent if my tenant refuses to move out? Yes. Under Section 28(4)(a) of the Civil Law Act 1956, a landlord can claim double rent after the tenancy ends if the tenant stays without consent, is asked to vacate, and the landlord claims double rent in the court action. The Federal Court confirmed in Rohasassets v Weatherford [2020] 1 MLJ 557 that defiance by the tenant does not need to be proven. What is the difference between a Writ of Distress and a Writ of Possession? A Writ of Distress lets the bailiff seize and auction a tenant’s movable goods to recover up to 12 months of rent arrears. It does not evict the tenant. A Writ of Possession is used to recover the property and remove the tenant through the bailiff after a court order for possession. How much does it cost to evict a tenant in Malaysia? Solicitor's fees for a straightforward uncontested eviction suit typically run from around RM5,000 to RM15,000, with court filing fees of a few hundred ringgit. The larger cost is usually lost rent across the recovery period, plus any repair costs. This article is general information about Malaysian property practice and is not legal advice. Tenancy disputes turn on the specific wording of your agreement and the facts of your case. Speak to a qualified Malaysian solicitor before serving any notice or commencing proceedings. Finding a tenant is easy. Finding the right one is what matters. Before you hand over the keys, get the rent right, screen tenants properly, and have the paperwork handled from the start. Speak to an IQI agent about letting your property, with no pressure and no obligation. [custom_blog_form] Continue reading: 5 Things You Should Know About Tenancy Agreement in Malaysia Real Estate 101: A Guide to Tenancy Agreements in Malaysia Do I Need to Pay Tax on Rental Income? A Property Owner's Guide Damansara Rental Yield Guide for Property Investors Starting an Airbnb in Malaysia (2026): A Side-Hustler's Real-Life Guide Sources: Specific Relief Act 1950 (sections 7 and 8); Civil Law Act 1956 (section 28(4)(a)); Distress Act 1951 (section 5); Stamp Act 1949 (sections 47A and 52); Rules of Court 2012 (Orders 75 and 89); Subordinate Courts Act 1948; Rohasassets Sdn Bhd v Weatherford (M) Sdn Bhd [2020] 1 MLJ 557; Sebumi Magnetik Sdn Bhd v Twinsky Seafood Restaurant [2023] 5 MLJ 813; Cheow Chew Khoon v Abdul Johari [1995] 1 AMR 759; Free Malaysia Today, 22 April 2026; LHDN e-Duti Setem, MyTax; KPKT.
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