Hey there! Feeling like taxes are a maze you just can’t figure out? Does all the news about Malaysia’s changing Sales and Service Tax (SST) sound like financial jargon that might hit your wallet, especially when it comes to finding or keeping a roof over your head or a place for your business?
Trust us, the new rules kicking in soon have many people scratching their heads, wondering how they will affect property prices and rents.
But don’t sweat it! We’re here to explain it in simple terms so you know exactly what’s happening and how it might impact you and your real estate plans in Malaysia.
Here are the key takeaways about how Malaysia’s expanded SST could impact real estate:
Key Takeaways:
- Starting July 1, 2025, service tax will apply to several new areas, including construction services and commercial rental and leasing services.
- Residential properties and building work directly related to purely residential housing projects remain exempt from service tax.
- Construction services for non-residential and mixed-use buildings (such as offices, shops, and homes within a mixed-use project, provided the project is approved accordingly) are now subject to a 6% service tax if the service provider exceeds a certain threshold.
- Commercial property rental and leasing services are now subject to an 8% service tax if the service provider exceeds a certain income threshold. However, there are exemptions for residential rentals, very small businesses, and certain business-to-business (B2B) situations.
What do You Know About the SST Expanded Version?
- 1. What Exactly is This Expanded SST Hitting Malaysia’s Real Estate?
- 2. Will Buying a New House in Malaysia Get More Expensive After July 1, 2025?
- 3. Will Renting an Office or Shop Space Be More Expensive?
- 4. What About Serviced Apartments and Homes in “Mixed Developments”? Are They Taxed?
- 5. How Does This New Tax Change Impact Property Developers and Builders?
- 6. I’m Buying / Renting / Investing. What Should I Do Right Now?
- 7. Getting Ready: Understanding Timelines and Finding Help
- 8. Frequently Asked Questions (FAQs)
1. What Exactly is This Expanded SST Hitting Malaysia’s Real Estate?
Okay, let’s cut through the tax talk. Malaysia already has a Sales and Service Tax (SST). Think of it like a tax added onto certain goods when they’re sold or specific services when they’re provided. It has been around, but according to the Ministry of Finance1, the government is making some updates starting July 1, 2025.
The government states that its primary objective is to expand the tax base slightly to support public services, but in a manner that’s “targeted” so as not to disproportionately burden individuals, particularly when it comes to daily essentials. The big news is that service tax is now being applied to certain services that were previously exempt from taxation2.
These include services such as construction and renting out commercial properties. Since real estate development and rental involve, well, construction and renting, people are discussing how these changes could shake up the property world.
2. Will Buying a New House in Malaysia Get More Expensive After July 1, 2025?
Many potential homebuyers will probably ask this question. The new rules introduce a 6% service tax on construction services. This applies if the taxable service value of the construction service provider exceeds RM1.5 million annually. The RM1.5 million threshold means that smaller contractors undertaking minor jobs might not reach this threshold, but most developers working on larger projects will.
Now, here’s a critical point, and some good news: Construction work specifically for residential buildings and public facilities directly related to these residential buildings is exempt from service tax. This was clearly stated by the Housing and Local Government Minister, Nga Kor Ming, after discussions with the Finance Minister II, Datuk Seri Amir Hamzah Azizan.3
The government has also maintained a 0% sales tax on basic construction materials, such as cement, sand, and aggregates, which helps keep essential supplies affordable.4 Therefore, if someone is building a standalone house on land approved solely for residential use, the construction service for that house and the basic related amenities within that residential area shouldn’t have the 6% SST added to them.
Think of it like building your dream home from the ground up on a plot designated just for houses; the main building job here generally remains tax-exempt for service tax.
However, and this is where things become a bit murky and worry some individuals, especially industry players like the Real Estate and Housing Developers’ Association (REHDA)5.
They argue that even with residential exemptions, increased costs from taxes on other parts of their business or other types of construction (like commercial or mixed-use) could indirectly lead to higher property prices overall.
For example, if a developer builds commercial properties and residential properties, some increased costs from the commercial side could be factored into the business’s overall pricing strategy. REHDA president Datuk Ir Ho Hon Sang highlighted that the industry already pays indirect taxes on materials and labour, and the SST adds to this burden.6
Works Minister Datuk Seri Alexander Nanta Linggi expressed that, despite these concerns, the government expects the SST expansion to have a limited impact on house prices, partly due to the residential exemption and transitional measures, such as a 12-month exemption for certain existing non-reviewable contracts.7
3. Will Renting an Office or Shop Space Be More Expensive?
Okay, switching gears to rentals. If you rent a space for your business, such as an office or a shop, this area is changing. Rental or leasing services are now subject to an 8% service tax.8 This applies if the person or company providing the rental service (the landlord) has a total leasing or rental income exceeding RM1 million for the past 12 months.9
This threshold means that very small landlords might not be affected, but larger property owners and management companies will likely be.
What counts as commercial rental? It covers activities such as leasing office buildings, shopping centres, warehouses, and renting out machinery, vehicles, or other tangible assets used for business purposes. For example, you are renting a printing machine for your business. If the rental company is large enough, you could now incur 8% SST.
a. Revenue Threshold Check:
In July 2025, such companies must assess whether their rental income has reached RM1 million over the past 12 months.
b. Registration Requirement:
If the threshold is met in July, the business must register for SST by August 2025.
c.Effective Date of Charging SST:
They will only need to begin charging SST from 1 September 2025, allowing a lead time of over two months from today.
But wait, there are key exemptions here too!
- Residential property rentals are exempt from this tax. So, renting a house, apartment, or even residential units like SOHOs (Small Office Home Offices) is off the hook. Imagine renting a condo to live in that won’t suddenly have 8% SST added.10
- If your business is classified as a micro, small, or medium enterprise (MSME) and has annual sales under RM500,000, you, as the lessee, might be exempt from paying the service tax on your commercial rent.
- There are also Business-to-Business (B2B) exemptions for rental and leasing services to avoid something called “cascading tax” (where tax is added multiple times in a supply chain). In simple terms, if a registered business rents to another registered business, which then rents it out again, the intermediate step may be exempt; however, the final rent paid by the end-user business remains subject to tax if the thresholds are met.
- Existing contracts that cannot be reviewed or renegotiated (“non-reviewable”) get a 12-month exemption from the effective date.
The Malaysia Retailers Association highlighted that rent is a significant fixed cost for businesses, and passing this tax to tenants could strain retail companies and consumers. CIMB Securities noted that this tax pressure on tenants could limit REITs’ ability to increase rents for existing tenants.11
Revenue Threshold Check:
In July 2025, such companies must assess whether their rental income has reached RM1 million over the past 12 months.
Registration Requirement:
If the threshold is met in July, the business must register for SST by August 2025.
Effective Date of Charging SST:
They will only need to begin charging SST from 1 September 2025 — allowing a lead time of over two months from today.
4. What About Serviced Apartments and Homes in “Mixed Developments”? Are They Taxed?
Okay, this is where it can get a little confusing, and it’s a big point of concern for developers like REHDA. A serviced apartment, even if people live in it, is often built on land zoned for commercial use or as part of a project that includes shops, offices, or hotels alongside residential units. These are called mixed developments.
According to the official Guide on Construction Work Services from the Royal Malaysian Customs Department, construction services for mixed-use buildings are subject to service tax, and this applies to the total contract value for the entire building, including the residential and public utility areas within it, if approved by the local authorities for mixed development.
Therefore, if you’re building a tower with retail on the bottom floors and serviced apartments above, the construction service for the entire tower could be taxed at a rate of 6%.
Think of building a tower block that’s going to have shops, a gym (maybe considered a public facility), and serviced residences all rolled into one.
The official guidance states that the construction of the entire building is subject to a 6% service tax if the contractor’s annual services exceed the threshold.
REHDA president Datuk Ir Ho Hon Sang voiced strong concern that in city centres where land is scarce, residential units (like serviced apartments) are often built within these mixed developments. Subjecting the construction services for these buildings to SST, he believes, will inevitably lead to increased housing prices for the final buyers.
He noted that even affordable housing under government schemes could be affected if it is located on commercial land as part of a mixed-use project.
This contrasts with building services for a standalone apartment building or a housing estate on land zoned only for residential purposes, which remains exempt from the service tax. It’s a distinction based on the type of development approval, not just whether people live there.
5. How Does This New Tax Change Impact Property Developers and Builders?
It’s not just about potential price hikes for buyers or rent for tenants; this expansion significantly affects the businesses that build and rent these properties. For property developers and construction companies, the new service tax on construction (6%) and commercial rental (8%) can add to their operating costs.
Industry associations, such as the Master Builders Association Malaysia (MBAM) and REHDA, have appealed to the government, warning that adding a 6% service tax to construction services will strain cash flows, disrupt existing contracts, and potentially lead to project delays or cost overruns.12 MBAM president Oliver Wee noted the industry already faces multiple layers of taxes.
Maybank Investment Bank (Maybank IB) indicated that for ongoing projects that have already been sold, developers may need to absorb the additional 6% construction cost, which could squeeze their profit margins, particularly for commercial and industrial builds. Maybank IB also highlighted concerns that developers involved in data centre construction may face increased costs and potentially reduced internal rate of return.13
For rental income (from commercial properties such as malls or offices), while the 8% SST is typically borne by tenants, developers who own these properties worry that this might make it harder to negotiate rental increases, especially if the economy is slow.14 Maybank IB noted this could ‘restrain developers’ leverage for rental increment negotiations’.
So, while there’s relief that pure residential construction is exempt, the tax on commercial and mixed-use construction, as well as commercial rental, adds new cost lines for developers and builders. They’re hoping for more straightforward guidelines on how existing contracts are treated and adequate time to adapt business models and pricing strategies.15
The Federation of Malaysian Manufacturing (FMM) noted they weren’t consulted on the service tax expansion and are pushing for more straightforward transitional guidelines.
6. I’m Buying / Renting / Investing. What Should I Do Right Now?
Okay, so with all this swirling around, what’s a person like you to do if you’re thinking about property in Malaysia?
a. Homebuyer
Understand that while the construction of purely residential buildings is exempt, indirect costs or taxes on elements of mixed developments could still potentially influence prices. If you’re looking at a serviced apartment or a unit in a building with shops or offices, ask the developer specifically about the project’s classification and whether the construction tax has been factored into the price.
While official sources indicate that construction is taxable for mixed development, how it affects the final sale price to you is something to clarify directly with the developer. Remember that even if construction costs go up, final pricing is always subject to market demand.16
b. Home Renter
Good news! Residential rentals are explicitly exempt from the new 8% SST. So, this tax change shouldn’t affect your house or apartment rent.
c. Business Owner
This is where you need to pay attention. If your landlord is a business that exceeds the annual rental income threshold of over RM1 million, your rental service is likely subject to 8% SST starting July 1, 2025. Check if your business qualifies as an MSME with annual sales under RM1 million, as you might be exempt.
Review your lease agreement and discuss it with your landlord to determine if and when this tax will be applied to your rental payments.
d. Investor
If you’re buying a residential property to rent out as a home, that rental income isn’t subject to the new tax. If you’re investing in commercial property or units in mixed developments, be aware of the potential for higher construction/acquisition costs due to the 6% tax on construction services for such projects, and the 8% tax that will apply when you rent out that commercial space (if your rental income hits the RM1 million threshold).
In any situation, understanding your specific circumstances and potentially getting advice tailored to you is key.
7. Getting Ready: Understanding Timelines and Finding Help
The big date everyone’s been talking about is July 1, 2025. That’s when the expanded SST framework officially comes into effect for these new services, including construction and commercial rentals.
Recognizing that this is a significant change, the government has announced a grace period until December 31, 2025, for businesses to comply with SST registration and reporting requirements.
The Federation of Malaysian Manufacturing highlighted that no prosecution or penalties will be imposed for late registration, delayed filing, or errors if businesses show they are taking reasonable steps to comply by this date.
This grace period helps businesses get their affairs in order, but it doesn’t mean the tax isn’t effective from July 1st or that it doesn’t apply to taxable services from that date.
There’s also a mention of a 12-month exemption for existing non-reviewable contracts.
This means that if a business signed a contract before July 1, 2025, which locked in pricing and terms without the possibility of review (hence, ‘non-reviewable’), it may be exempt from applying SST on that contract for one year. This primarily affects businesses with those specific types of pre-existing agreements, allowing them a transition period.
Change can feel like trying to hit a moving target, but getting informed is the first step! For the most accurate and official guidance, the Royal Malaysian Customs Department (JKDM) website (https://mysst.customs.gov.my/) and its publications, such as the “Guide on Construction Work Services17” and “Guide on Rental or Leasing Services18,” are the primary sources.
They even provide contact numbers for inquiries. Consulting with a tax professional or legal advisor can also help you navigate how these specific rules apply to your unique property or business situation.
Embrace the change, get informed, and don’t hesitate to ask the right questions. It’s all about making wise decisions in the evolving landscape of real estate in Malaysia.
So, while residential homes themselves remain shielded from direct SST on construction and rental, the expanded tax does add complexity, especially for mixed developments and commercial rentals.
Industry players face new costs and adjustments, which could subtly ripple through the broader market. Understanding these nuances and staying informed is the best way to navigate Malaysia’s property landscape confidently.
8. Frequently Asked Questions (FAQs)
What is the new SST expansion effective from July 1, 2025?
The Malaysian government is expanding the scope of its Service Tax (SST) from July 1, 2025, to include several new categories of services, such as construction, rental or leasing (specifically commercial), financial, private healthcare, education, and beauty services, aiming to broaden the tax base.
Is service tax charged when building my own residential house?
No, construction work services specifically for residential buildings and related public facilities (like roads and playgrounds within a residential area) that are approved solely as residential developments are exempt from service tax.
Does the new 6% SST apply to all construction work in Malaysia?
No, the 6% SST applies only to construction services for infrastructure, commercial, and industrial buildings where the service provider’s annual taxable service value exceeds RM1.5 million. Construction of residential buildings on land approved solely for residential use is exempt.
Will the rent for my residential apartment increase because of SST?
No, the rental or leasing of residential buildings is explicitly exempt from the new 8% service tax on rental and leasing services. This exemption applies regardless of the landlord’s income.
How does the SST affect serviced apartments on commercial land?
Construction services for serviced apartments built within a “mixed development” project approved by local authorities are generally subject to the 6% service tax on the total building value, even if they are used for residential purposes. This is a key concern for developers regarding potential price increases for buyers.
Does the 8% SST apply to all commercial rental income?
No, the 8% SST on commercial rental/leasing services applies only to the service provider if their annual rental income exceeds RM500,000. Rentals of assets located outside Malaysia, financial leases, renting reading materials, and possibly rentals where the tenant is an MSME with sales under RM500,000 are exempt.
As a homebuyer, what steps should I take to understand how the SST might impact me?
Focus on confirming whether the property you’re interested in (especially in mixed developments) is subject to taxes on construction services, and discuss any potential tax impacts on the final price directly with the developer. While general residential construction is exempt, projects involving commercial elements may be indirectly affected, potentially influencing costs.
Do you have further questions about the SST’s impact on your specific property or business situation? Don’t go it alone! Connect with us to help you make the best move in Malaysia’s evolving real estate market.
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Reference and Citation
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https://theedgemalaysia.com/node/758356 ↩︎ - Free Malaysia Today. (2025, June 9). What’s affected by the expanded SST. Retrieved from
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https://www.thestar.com.my/news/nation/2025/06/15/residential-properties-are-exempt-from-sst-says-minister ↩︎ - Federation of Malaysian Manufacturing. (2025, July 1). Expansion of Sales and Service Tax (SST) Scope: Effective July 1, 2025. Retrieved from
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