In February 2026, a parliamentary reply sparked headlines across Malaysia: China had emerged as the largest source of MM2H property buyers. The story was quickly picked up by The Star, New Straits Times, The Sun and the South China Morning Post, while questions were raised in Parliament over whether the programme had become too concentrated in one market. But the headlines left out an important piece of context. How significant are these Chinese purchases when compared with Malaysia’s overall property market? That is the question this article answers, using the numbers behind the headlines. Key Takeaways Chinese nationals made 304 of the 744 MM2H property purchases recorded as at 31 December 2025, making China the programme’s largest single buyer market. Despite China’s strong share within MM2H, the overall programme remains small compared with Malaysia’s wider property market. The 744 MM2H purchases represent less than 0.3% of Malaysia’s 256,512 residential transactions in 2025 alone. Foreign buyers generally operate in a different segment from most local buyers. They cannot purchase low-cost housing, Bumiputera quota units or Malay Reserved Land, and are subject to state minimum purchase prices, including around RM1 million in Kuala Lumpur. Foreign demand is concentrated mainly in higher-priced strata and high-rise properties, rather than the affordable housing segment where most Malaysian transactions take place. From 1 January 2026, foreign residential buyers face a flat 8% stamp duty, up from 4%, with no special exemption for MM2H participants. MM2H provides a renewable long-term stay option, but it does not grant permanent residency or Malaysian citizenship. Table of contentsWhat the MM2H China numbers actually sayHow big is 744 purchases, really?So why is China so dominant within MM2H?Does this push up house prices for Malaysians?Where are these buyers actually buying?What changed on 1 January 2026?What the industry is sayingWhat this means for youFAQs What the MM2H China numbers actually say According to Tourism, Arts and Culture Minister Datuk Seri Tiong King Sing, 744 MM2H participants had purchased property in Malaysia as at 31 December 2025, following the programme’s relaunch. Of the total, Chinese nationals accounted for 304 purchases, the largest share, followed by Taiwan with 91 and Singapore with 63. NationalityProperty purchasesChina304Taiwan91Singapore63United States41United Kingdom40Hong Kong34Australia29Bangladesh19South Korea15Indonesia and Japan14 each Source: Ministry of Tourism, Arts and Culture, Dewan Rakyat reply, 4 February 2026. Figures as at 31 December 2025. A further 2,637 participants were still in the process of purchasing property, either finalising their sale and purchase agreements or shortlisting suitable locations. In March 2026, Tiong also announced that MM2H had approved 3,172 applications in 2025, representing 9,038 participants including dependants and generating an estimated RM3.875 billion in economic value. Of this, around RM1.51 billion came from residential property purchases, while the larger share came from fixed deposits placed with Malaysian banks. These figures are significant, but they need context. Without comparing them against Malaysia’s overall property market, the numbers can easily appear larger than they really are. How big is 744 purchases, really? According to NAPIC, Malaysia recorded 256,512 residential transactions in 2025, worth RM108.27 billion. That figure covers just one year, while the 744 MM2H property purchases were recorded over roughly two years. In other words, MM2H-linked purchases represent only a very small share of Malaysia’s overall residential market. MeasureFigureMalaysian residential transactions, 2025256,512All MM2H property purchases, Dec 2023 to Dec 2025744Chinese MM2H purchases, same period304Chinese MM2H purchases as a share of one year's residential marketabout 0.12% Put simply, for every 840 residential properties transacted in Malaysia in 2025, only about one was purchased by a Chinese MM2H participant. Even if the full 2,637-participant purchase pipeline is added to the completed transactions, the combined figure would still represent only around 1.3% of one year’s residential market. China may lead MM2H, but it does not lead Malaysia’s property market. The distinction is important when interpreting the headline numbers. Want the full picture of what actually drives the market? Read our breakdown of the NAPIC data. So why is China so dominant within MM2H? China’s strong presence within MM2H does not necessarily translate into dominance of Malaysia’s wider property market. Three key factors help explain why Chinese buyers lead the programme. Promotion has been concentrated in East Asia Tiong acknowledged in Parliament that MM2H promotional efforts have been more heavily focused on East Asian markets. The ministry has since indicated plans to broaden its outreach, particularly across the Middle East. This helps explain why Chinese buyers account for such a large share of the programme. Markets that receive greater promotion are naturally more likely to generate stronger applicant numbers. MM2H attracts financially established applicants MM2H requires participants to place a fixed deposit in Malaysia and purchase a qualifying property. These requirements naturally appeal to applicants with sufficient liquid capital who are looking for a long-term base in the region. Chinese and Taiwanese families represent a significant share of this profile, particularly among buyers considering property, education, lifestyle and regional mobility together. Malaysia offers a relatively easy transition Malaysia also offers several practical advantages for Chinese families considering relocation. Mandarin is widely spoken in many communities, international schools are well established, healthcare is accessible, and major Chinese cities are within relatively short flying distance. These factors can make the transition to Malaysia more straightforward compared with destinations such as Australia, Canada or the United Kingdom. Malaysia has also remained relatively open to foreign property buyers while several other major markets have introduced tighter restrictions. Against this backdrop, Juwai IQI recorded a 52.5% year-on-year increase in international property enquiries, with Kuala Lumpur accounting for 44% of all foreign buyer enquiries. Does this push up house prices for Malaysians? This is one of the biggest concerns behind the MM2H headlines, but the national data suggests the impact is limited. Foreign buyers generally operate in a different segment from most Malaysian homebuyers. They cannot purchase low-cost or medium-cost housing, Bumiputera quota units or Malay Reserved Land, and are typically restricted to strata properties such as condominiums and apartments. Landed property is also more tightly controlled in most states. Each state also sets a minimum purchase price for foreign buyers. In Kuala Lumpur, the threshold is generally RM1 million, while on Penang Island it is RM1 million for strata properties and RM3 million for landed homes. For more details, see our foreigner's guide to buying property in Malaysia and guide to foreign land ownership rules. This matters because Malaysian demand is concentrated much lower down the price range. In Q1 2026, homes priced at RM300,000 and below recorded 27,209 transactions, making them the most active segment in the residential market. Affordable homes remain the main driver of transaction volume in Malaysia. Kashif Ansari, Co-Founder and Group CEO, Juwai IQI In other words, local and foreign buyers are largely shopping in different parts of the market. A foreign buyer subject to a RM1 million minimum is unlikely to compete directly with most Malaysians buying lower-priced homes. There is another factor to consider. Malaysia continues to carry a residential overhang of more than 30,000 completed unsold units, with condominiums and apartments accounting for a significant share. High-rise properties in the RM500,000 to RM1 million range are among the most oversupplied segments. Foreign demand can therefore help absorb part of this existing stock rather than simply adding pressure to prices. Our H1 2026 market review looks more closely at how the overhang is changing. That said, the national picture does not apply equally everywhere. In certain developments or neighbourhoods, concentrated foreign demand can still influence local prices and rental yields. The broader data suggests the impact is limited nationally, but local effects can still occur. Worried a specific area is being priced out? An IQI agent can pull actual transacted prices for the neighbourhood you are looking at, not headline averages. Browse subsale homes → Where are these buyers actually buying? Foreign and MM2H demand is concentrated mainly in three markets, each appealing to a different buyer profile. Kuala Lumpur remains a key choice for families, professionals and business owners. Areas such as Mont Kiara, Bangsar, Desa ParkCity, KLCC and Bukit Jalil offer access to international schools, healthcare, established Mandarin-speaking communities and strong public transport connections. The city’s RM1 million foreign purchase threshold also aligns closely with the MM2H Gold property requirement. See our guide to the best places to live and invest in Malaysia. Johor appeals strongly to buyers who value proximity to Singapore. The RTS Link, the Johor-Singapore Special Economic Zone and the Forest City special financial zone are strengthening Johor’s cross-border investment appeal. Our analysis of Johor property prices explores the market in greater detail. Penang continues to attract lifestyle, retirement and long-stay buyers. Its appeal comes from a combination of healthcare, food, established communities and a slower-paced lifestyle. For investors, see our guide to the top rental yield areas in Penang. What changed on 1 January 2026? The MM2H purchase figures above were recorded before a major change in the cost of buying residential property as a foreigner in Malaysia. From 1 January 2026, non-citizens and foreign-owned companies are subject to a flat 8% stamp duty on residential property transfers, up from the previous 4%. Malaysian citizens continue to pay tiered stamp duty rates of 1% to 4%, while MM2H participants who are neither citizens nor permanent residents do not receive an exemption from the higher foreign-buyer rate. Purchase priceMalaysian citizenForeign buyer from 2026RM1,000,000About RM24,000RM80,000RM2,000,000About RM64,000RM160,000 The difference also extends to the eventual sale of the property. Under Real Property Gains Tax, non-citizens are subject to 30% tax on gains within the first five years of ownership, falling to 10% from the sixth year onwards. Malaysian citizens, by comparison, are generally subject to 0% RPGT from the sixth year. These changes make the cost of entering and exiting Malaysia’s property market significantly higher for foreign buyers. As a result, the strong Chinese presence recorded under MM2H up to the end of 2025 may not necessarily continue at the same pace in 2026. The higher transaction costs introduce a new factor that could influence future foreign-buyer demand. What the industry is saying The concentration of Chinese buyers within MM2H has also drawn attention across Malaysia’s property industry, where experts have generally offered a more measured view than the headlines suggest. Siva Shanker, CEO of Estate Agency, Rahim & Co Siva Shanker has pointed to a basic problem with the debate itself. Malaysia lacks comprehensive data on foreign property ownership, which makes the true impact of Chinese investment difficult to measure accurately. He has also observed that while Chinese buyers are visibly present in the market, the scale is not as large as many assume, and is broadly comparable to interest from British buyers. Kashif Ansari, Co-Founder and Group CEO, Juwai IQI Kashif Ansari frames the foreign buyer question as a competitive one rather than a defensive one. He has argued that foreign buyer bans send an unwelcoming signal and make it harder to compete globally for investment, jobs and technology, noting that Malaysia is winning in that market precisely because it has stayed open while others closed. He has also pointed out that economic contributions from foreign residents have grown to more than RM84.2 billion a year. Datuk Paul Khong, Group Managing Director, Savills Malaysia Paul Khong has suggested that momentum from projects such as the Johor-Singapore Special Economic Zone could revive Chinese interest in Malaysian property, after a period in which earlier waves of Chinese investment underdelivered against expectations. The Forest City experience is the cautionary example, where capital controls in China left an ambitious project far short of its projections. Datuk Seri Tiong King Sing, Minister of Tourism, Arts and Culture Responding to questions in the Dewan Rakyat about the concentration of applicants, Tiong urged that the programme not be politicised, stressing that MM2H is open to applicants worldwide and that participants from Arab countries are also accepted. He acknowledged that promotion has been weighted towards East Asia and committed to broadening it, particularly across the Middle East where participation remains low. Two things stand out across those views. Nobody credible is arguing that Chinese MM2H buyers are reshaping the Malaysian housing market. The debate is about whether the programme's applicant mix is diverse enough, which is a policy question rather than an affordability one. The second is the data gap Siva Shanker identifies. Malaysia does not publish comprehensive foreign ownership statistics, which is precisely why a single parliamentary answer about one visa programme ended up carrying more weight than it should. For more of Juwai IQI's outlook on the year ahead, read our CEO's 2026 Malaysia forecast. What this means for you If you are buying a home in Malaysia: MM2H buyers are unlikely to be your main competition, especially in lower-priced segments. Focus on actual transacted prices in your target area rather than national headlines. Our subsale price data shows where prices are really moving. If you are selling a high-rise above RM1 million: foreign and MM2H buyers remain a relevant target market, particularly in Kuala Lumpur, Johor and Penang. The segment is relatively small, but still active. If you are an investor: the bigger signal is not which nationality leads MM2H, but where foreign demand is flowing. Much of it is concentrated in higher-priced high-rise properties, a segment where Malaysia already has substantial supply. If you are following the policy debate: MM2H remains open to applicants worldwide. The government has also indicated plans to diversify its promotional efforts beyond East Asia and attract more participants from other regions. FAQs Are Chinese buyers taking over the Malaysian property market? No. Chinese nationals made 304 MM2H property purchases between December 2023 and December 2025, while Malaysia recorded 256,512 residential transactions in 2025 alone. This means Chinese MM2H purchases represented only about 0.12% of one year’s residential market. China leads MM2H, but not Malaysia’s overall property market. How many properties have Chinese nationals bought under MM2H? As of 31 December 2025, Chinese nationals had purchased 304 properties under MM2H, the highest among all nationalities. This was out of 744 total MM2H property purchases, followed by Taiwan with 91 and Singapore with 63. Do foreign buyers push up house prices in Malaysia? Not broadly. Foreign buyers are restricted from low-cost housing, Bumiputera quota units and Malay Reserved Land, and usually face minimum purchase prices, such as around RM1 million in Kuala Lumpur. While foreign demand can affect prices in specific developments, national data does not show a major impact on Malaysia’s overall housing market. What can foreigners buy in Malaysia? Foreigners can generally buy strata properties such as condominiums and apartments, subject to each state’s minimum purchase price and approval requirements. They cannot buy low-cost housing, Bumiputera quota units or Malay Reserved Land, while landed property is more restricted. How much stamp duty do foreign buyers pay in Malaysia in 2026? From 1 January 2026, foreign buyers pay a flat 8% stamp duty on residential property transfers in Malaysia, up from 4%. This means a RM1 million property incurs RM80,000 in stamp duty. MM2H participants who are not Malaysian citizens or permanent residents do not receive an exemption. Does MM2H give Chinese buyers permanent residency or citizenship? No. MM2H grants a long-term social visit pass with a multiple-entry visa, renewable in five-year cycles across the Platinum, Gold, Silver and Special Economic Zone categories. The Malaysian government has repeatedly confirmed the programme has never offered permanent residency or citizenship to participants. Get the number that actually applies to you National figures will not tell you what your area is doing. Tell us where you are looking and whether you are buying, selling or investing, and an IQI agent will come back with real transacted prices for that location. [custom_blog_form] Continue reading: MM2H explained: the Silver, Gold, Platinum and SEZ requirements The MM2H programme: eligibility and how to apply MM2H drives nearly RM1 billion in annual investment Juwai IQI's CEO provides a Malaysia forecast for 2026 Malaysia's 2026 outlook for economic and property stability Sources Ministry of Tourism, Arts and Culture, Dewan Rakyat reply by Datuk Seri Tiong King Sing, 4 February 2026, as reported in The Star, "China, Taiwan and Singapore top MM2H property buyers, says Tiong" South China Morning Post, "Chinese buyers top the list in Malaysia's MM2H golden visa scheme", 4 February 2026 ExpatGo, "MM2H home purchases on the rise, but misconceptions about the programme persist", 5 February 2026 IMI Daily, "Malaysia's MM2H programme records 744 property purchases since late 2023", 4 February 2026 National Property Information Centre (NAPIC), Property Market Report 2025 and Q1 2026 Property Market Status Report, for residential transaction volumes, price bands and overhang figures Global Property Guide, "Malaysia's residential property market analysis 2026", for stamp duty comparison, MM2H 2025 approval figures and Q1 2026 transaction bands The Malaysian Reserve, "Malaysia's open-door stance drives 50% jump in foreign property interest", 10 September 2025, for Kashif Ansari's commentary and the RM84.2 billion figure Outbound Investment Group, "Evaluating the impact of China's investment in Malaysia's property market", for commentary from Siva Shanker of Rahim & Co and Datuk Paul Khong of Savills Malaysia Lembaga Hasil Dalam Negeri (LHDN) for stamp duty rates under the Stamp Act 1949 and Real Property Gains Tax rates for non-citizens Respective state authority guidelines for minimum purchase prices applicable to foreign buyers IQI Global, NAPIC Q3 2025 analysis

TL;DRA Deed of Assignment (DOA) is used in Malaysian property transactions to transfer contractual and beneficial rights when a separate individual or strata title is not yet available. It is especially relevant to property under a master title, including untitled subsales, while titled property is generally transferred through a Memorandum of Transfer, Form 14A. When the separate title is later issued, the buyer normally proceeds with Perfection of Transfer, and a financed property may also require Perfection of Charge. Buying a home in Malaysia can feel simple until your lawyer mentions an SPA, DOA, MOT, master title and strata title in one breath. Suddenly, the paperwork sounds harder than choosing the property. A Deed of Assignment matters when the separate title is not yet available, because the normal registered transfer route cannot be used yet. Key Takeaways A Deed of Assignment transfers contractual or beneficial rights when a separate individual or strata title is not yet available. The assignor transfers the rights, while the assignee receives them. An SPA records the sale terms, while a DOA assigns rights and an MOT/Form 14A transfers registered title. For an untitled financed property, a bank may take a Deed of Assignment by Way of Security instead of a registered charge. When the separate title is issued, the buyer normally proceeds with Perfection of Transfer, and financed property may also require Perfection of Charge. Before signing, verify the assignment chain, developer requirements, financing and stamping. What You Should Know About Deed of Assignment in Malaysia1. What Is a Deed of Assignment in Malaysia?2. When Is a Deed of Assignment Required in Malaysia?3. What Is the Difference Between a Deed of Assignment, SPA and MOT?4. How Does the Deed of Assignment Process Work in Malaysia?5. How Does a Bank Use a Deed of Assignment for a Home Loan?6. What Happens to the Deed of Assignment When the Strata Title Is Issued?7. What Should You Check Before Signing a Deed of Assignment?8. Frequently Asked Questions (FAQs) Estimated reading time: 17 minutes 1. What Is a Deed of Assignment in Malaysia? A Deed of Assignment is a legal document used to transfer a person's contractual rights and beneficial interest in a property to another party when a separate individual or strata title has not yet been issued. Because there is no separate title to register at the Land Office yet, the transfer happens through assignment rather than through a registered Memorandum of Transfer. a. Who are the assignor and assignee? The assignor is the person transferring the rights, usually the current purchaser or seller. The assignee is the person receiving those rights, usually the new buyer. We can explain it to you like this: the assignor transfers the rights held in the property, while the assignee receives them. Let's say a buyer purchased a condominium before its strata title was issued and later sells it while the project is still under a master title. The seller becomes the assignor, the new buyer becomes the assignee, and the relevant rights under the earlier purchase documents are assigned through the DOA. b. Does a Deed of Assignment transfer beneficial ownership? A DOA can transfer the buyer's beneficial interest, but that is not the same as having your name registered on a separate land or strata title. Many authorities in the industry consistently distinguish this assignment-based ownership position from registered legal ownership through Form 14A once a separate title exists. That distinction matters. You may have enforceable rights in the property even though the Land Office does not yet show your name on an individual or strata title. In simple terms, beneficial ownership refers to the rights and interests you hold before registered title transfer is possible. c. Why does the master title matter? A master title covers the larger development before separate titles for individual units or parcels are issued. Once an individual or strata title is available, the normal registered transfer route can be used. Until then, the property transfer relies on the relevant SPA, assignments and supporting documents instead. 2. When Is a Deed of Assignment Required in Malaysia? A Deed of Assignment is needed when rights in a property must be transferred, but the property still has no separate individual or strata title. This situation appears in transactions involving property under a master title, particularly a subsale before the separate title is issued. a. Do you need a DOA for a subsale property? For an untitled subsale, a DOA is used because the seller cannot transfer a separate title through Form 14A when that title does not yet exist. Instead, the seller assigns the rights and interest held under the earlier SPA and assignment documents to the new buyer. If the subsale property already has an individual or strata title, the transfer route changes. The parties use the SPA for the sale, while registered ownership is transferred through a Memorandum of Transfer, Form 14A, at the Land Office. b. Do you need a DOA when buying directly from a developer? Not every first purchase from a developer follows the same DOA sequence. A new property still under master title may be sold through the SPA at the initial developer sale, with a DOA becoming necessary if that purchaser later sells before the title is issued. This is more precise than treating every developer purchase as an automatic absolute assignment from day one. Financing can create a separate assignment issue. Even when the buyer's purchase from the developer is documented by the SPA, a bank financing an untitled property may require a Deed of Assignment by Way of Security over the purchaser's rights. UOB's retail Deed of Assignment is an example of this security structure. c. Is developer consent required for a Deed of Assignment? For an assignment involving an untitled property, developer consent or acknowledgement can be important, but the exact requirement depends on the transaction documents. ClickBina describes developer consent as part of a subsale assignment process. UOB's security document also requires developer or landowner consent in the circumstances stated in that deed and requires written notice of the assignment to relevant parties. The practical lesson is simple: signing the DOA does not mean every related requirement is automatically complete. Your lawyer should confirm whether notice, consent or acknowledgement is required, whether the developer has outstanding requirements, and whether the seller's assignment records are complete. If you are still comparing properties, this is one detail worth checking before making an offer. At IQI Global, we help buyers explore both new launches and subsale properties in Malaysia while understanding key property information such as development status and title availability. If you are unsure whether a property is still under a master title or already has an individual or strata title, speak to us and we can help you understand the property before you move forward. Your appointed conveyancing lawyer can then advise you on the legal documents required for the transaction. Approach IQI Now! 3. What Is the Difference Between a Deed of Assignment, SPA and MOT? The easiest way to remember the three documents is this: the SPA sets the deal, the DOA assigns rights where a separate title is unavailable, and the MOT transfers registered title when that title exists. They work at different stages and should not be treated as interchangeable documents. DocumentMain purposeWhen it is usedWhat it doesLand Office registrationSale and Purchase Agreement (SPA)Sets the terms of the saleProperty purchase transactionRecords price, payment terms and obligationsNot itself the instrument that registers the buyer as proprietorDeed of Assignment (DOA)Assigns rights and interestCommonly when no separate individual/strata title existsTransfers contractual or beneficial interestNo separate title is registered through the DOA at this stageMemorandum of Transfer (MOT), Form 14ATransfers registered ownershipWhen a separate title existsRegisters the new proprietorLodged and registered at the Land Office a. How is a Deed of Assignment different from an SPA? The Sale and Purchase Agreement Malaysia buyers sign is the main sale contract. It records the bargain between buyer and seller, including the agreed price and transaction terms. The DOA has a different job: it assigns the seller's existing rights and interest to the buyer when assignment is the correct transfer route. That means an SPA and DOA can both appear in the same transaction without doing the same thing. Think of the SPA as the terms of the sale, while the DOA carries across rights that cannot yet be transferred through a separate registered title. b. How is a Deed of Assignment different from an MOT? The dividing line is title status. If the individual or strata title exists, Form 14A can be used to register the transfer. If no separate title exists, an assignment may be used instead to transfer the relevant rights. Later, when the title is issued, Form 14A becomes part of the perfection process. Before you get too excited about the kitchen island or balcony view, ask one less glamorous but more useful question: “Has the individual or strata title been issued?” 4. How Does the Deed of Assignment Process Work in Malaysia? The deed of assignment process Malaysia buyers encounter starts with one basic check: does the property already have its own title? That answer determines whether the transaction follows an assignment route or a registered Form 14A route. Step 1: How do you check the property's title status? Your lawyer should first establish whether the property has an individual title, strata title or only a master title. For an untitled subsale, the lawyer should also review the earlier SPA and any existing assignments because those documents form the chain supporting the current seller's interest. This is why title status should be part of your property search, not an afterthought. At IQI Global, we help buyers navigate new developments and secondary-market properties with support from our local real estate network. We can help you understand the available property information, coordinate the buying journey, and highlight important questions to raise before proceeding. If you have found a property but are unsure about its title status or next steps, approach us and our team can guide you through the property-buying process, while your lawyer handles the legal verification and documentation. Approach IQI Now! Step 2: When do you sign the Sale and Purchase Agreement? The buyer and seller enter into the SPA, which records the transaction terms. Where the property remains untitled, the transfer of the seller's rights is then dealt with through the relevant assignment documents rather than immediate registration of a separate title. Step 3: How is the Deed of Assignment prepared and executed? The buyer's lawyer prepares the Deed of Assignment for the specific transaction. Typical content identified in the retained sources includes the parties' details, property description, references to the earlier SPA and the rights being assigned. A sample may help you understand the format, but transaction-specific legal drafting is still important. Step 4: How do developer consent, notice or acknowledgement work? Where required, the transaction must deal with developer consent to assignment or written notice and acknowledgement. The exact steps depend on the documents involved. This is one reason an untitled subsale can involve additional documentation compared with a title-based transfer. Step 5: How is a Deed of Assignment stamped in Malaysia? A DOA must be handled under the applicable stamp duty rules. One of the expert states that Malaysia introduced the Stamp Duty Self-Assessment System, SDSAS, on 1 January 2026, with electronic stamping through LHDN's e-Duti Setem module on MyTax. For property transfers, You may follow the ad valorem stamp duty bands: Property valueRateFirst RM100,0001%RM100,001 to RM500,0002%RM500,001 to RM1,000,0003%Above RM1,000,0004% For its worked example, an RM800,000 condominium attracts RM18,000 in transfer stamp duty: RM1,000 on the first RM100,000, RM8,000 on the next RM400,000 and RM9,000 on the remaining RM300,000. However, do not assume every document called a DOA is stamped in exactly the same way. A transfer assignment and a security assignment serve different purposes. UOB's security deed, for example, describes the assignment as a subsidiary instrument for stamp-duty purposes while the loan agreement and related security instruments may be the principal instruments. The exact duty for your transaction should therefore be confirmed by the conveyancing lawyer handling it. Step 6: What financing documents may be needed? If the purchase is financed and there is no separate title, the lender may take a Loan Agreement Cum Assignment (LACA) or a Deed of Assignment by Way of Security instead of registering a charge over a title that does not yet exist. StageMain document or actionWhy it mattersTitle checkTitle search and document reviewDetermines whether DOA or MOT route appliesSaleSPARecords the sale termsAssignmentDOA, where applicableTransfers relevant rights and interestDeveloper stageConsent, notice or acknowledgement, where requiredDeals with developer records and transaction requirementsStampingApplicable LHDN processCompletes required stamp-duty treatmentFinancingLACA/security assignment, where applicableGives the lender security before title issuance 5. How Does a Bank Use a Deed of Assignment for a Home Loan? When a property has no separate title, a bank cannot secure the loan by registering a normal charge over that title. Instead, the lender may take a Deed of Assignment by Way of Security over the borrower's rights under the SPA and in the property. a. What is a Deed of Assignment by Way of Security? This security arrangement gives the bank rights over the borrower's assigned interest while the financing remains outstanding. UOB's retail deed states that the assignor “assigns absolutely to the Bank all of the Assignor's benefits, rights, title, and interest” under the sale agreement and in the property as security for the indebtedness. The wording sounds dramatic, but it does not mean the bank simply bought your home. The security assignment exists to protect the lender's position under the financing arrangement, while the borrower remains responsible for obligations tied to the property and sale agreement. UOB's deed expressly keeps those obligations with the assignor. b. What is a Loan Agreement Cum Assignment? A Loan Agreement Cum Assignment, commonly shortened to LACA, combines the loan arrangement with an assignment over the SPA rights and beneficial interest when a separate title has not been issued. TerraGroup contrasts this with the registered charge used where a title already exists. c. What happens after the loan is fully repaid? If the bank's security is still held through an assignment because the separate title has not been issued, a Deed of Receipt and Reassignment can document full repayment and release the lender's interest back to the borrower. Low & Partners describes this as the untitled-property counterpart to a Discharge of Charge. 6. What Happens to the Deed of Assignment When the Strata Title Is Issued? Once the individual or strata title is issued, the buyer should move from the assignment-based position towards registered ownership. The retained sources describe this as Perfection of Transfer, where the necessary Memorandum of Transfer, Form 14A, is executed and registered so the buyer becomes the registered proprietor. a. What is Perfection of Transfer? Perfection of Transfer Malaysia refers to completing the formal title transfer after the separate title becomes available. UOB's deed requires the assignor, once the individual issue document of title is issued, to sign the necessary Memorandum of Transfer and provide the documents needed to register the property in the assignor's name. b. What is Perfection of Charge? If a bank loan is still outstanding, the lender's earlier assignment-based security is normally followed by a registered charge over the newly issued title. UOB's document requires a charge in the bank's favour when the individual title is issued, while NextSix and ClickBina describe this transition as Perfection of Charge. c. Does the old Deed of Assignment become useless? No. The DOA remains part of the documentary history showing how the purchaser's rights moved before the title existed. When a property has changed hands several times before title issuance, each assignment in the chain should be complete and properly documented. Keep the original SPA, stamped assignments and related documents safely until the title position has been fully regularised. A missing link in the assignment chain can make later transfer, financing or resale more complicated. 7. What Should You Check Before Signing a Deed of Assignment? Before signing, check more than the unit number and your name. A good Deed of Assignment checklist should confirm the title status, the seller's rights, the assignment chain, any developer requirements, financing and stamping. a. Is the full assignment chain complete? For a property that has been sold more than once before title issuance, ask your lawyer to verify the original SPA and every intervening DOA. A missing or unstamped link can create problems when the final buyer later needs to perfect the title. b. Has the required developer process been completed? Confirm whether the transaction needs developer consent, notice or acknowledgement, and whether the relevant letter has been obtained. Do not rely on “the previous owner said it should be fine” as a legal document. c. Are there outstanding property payments? UOB's deed requires the assignor to keep up with items such as quit rent, assessment, service charges, maintenance fees and sinking fund payments. For a buyer, these are sensible items to raise during due diligence because unpaid amounts can complicate the transaction. d. Is the property already assigned to a bank? If the seller has financing, your lawyer needs to identify the existing bank security and the steps needed to release or reassign that interest. A Deed of Receipt and Reassignment is used when a lender holds an assignment as security and the loan has been fully repaid. e. Can you sell before the title is issued? Yes. An untitled property can be sold by another assignment of rights, subject to the transaction requirements and documentation. Each resale adds another link to the chain, which is why keeping the earlier SPA and assignments matters. f. What should be on your buyer checklist? Title status: Confirm master, individual or strata title. SPA: Review the original sale agreement. Assignment chain: Verify all earlier DOAs and stamping. Developer documents: Confirm consent, notice or acknowledgement where required. Financing: Check whether a bank already holds security over the rights. Stamping: Confirm that the applicable instrument has been properly stamped. Future transfer: Understand what will be required when the separate title is issued. Legal review: Have a conveyancing lawyer check the transaction before you sign. A smoother property purchase starts with asking the right questions before signing anything. At IQI Global, we help buyers find suitable new-launch and subsale opportunities, understand key property and development information, and navigate the next steps of their purchase. If you are considering buying a property in Malaysia and want help finding the right option, speak to us today and let our team assist you through your property journey. For DOA drafting, stamping, title verification and other conveyancing matters, always rely on your appointed lawyer. Approach IQI Now! A Deed of Assignment in Malaysia is best understood as a bridge between buying a property and having a separate title ready for registered transfer. Before signing, confirm three things: whether the title exists, whether the transaction uses a DOA or Form 14A, and what must happen once the title is issued. Get those right, and the paperwork becomes much less mysterious. 8. Frequently Asked Questions (FAQs) Is a Deed of Assignment proof of ownership in Malaysia? A Deed of Assignment can evidence beneficial and contractual rights in an untitled property, but it is not the same as having your name registered on a separate individual or strata title. Registered ownership follows when the title is issued and the appropriate transfer is perfected. Do I need a Deed of Assignment for a subsale property? You need a DOA for an untitled subsale where the property remains under a master title. If an individual or strata title already exists, the ownership transfer generally proceeds through Form 14A instead. Is a Deed of Assignment legally binding in Malaysia? A properly executed Deed of Assignment is a binding legal document. UOB's deed expressly describes its assignment as creating legal, valid and binding obligations, while Property Genie describes a properly stamped DOA as legally enforceable. The validity of a specific document still depends on its execution and transaction requirements. Can I get a home loan with a Deed of Assignment? Yes. For a property without a separate title, a bank may use a Deed of Assignment by Way of Security or LACA to secure the loan over the purchaser's rights and beneficial interest. Can I sell a property that only has a Deed of Assignment? Yes. An untitled property can be transferred to another buyer through a new assignment, subject to the applicable documents, developer requirements and financing arrangements. The earlier SPA and assignment chain should be preserved. Does a Deed of Assignment need to be stamped in Malaysia? Yes, the applicable DOA stamping requirements must be completed. However, the amount and treatment depend on the type of assignment and transaction, particularly because a transfer assignment and a bank security assignment do not serve the same purpose. What happens to the DOA when the strata title is issued? Once the title is issued, the buyer generally proceeds with Perfection of Transfer through the relevant Memorandum of Transfer, Form 14A. If financing remains, the bank's security may also be perfected through a registered charge. Exploring Malaysian property? IQI Global can help you discover new launches and subsale opportunities. Speak with your lawyer for transaction-specific legal advice. [custom_blog_form] References Choong, S. (2023a, October 18). Apa itu Surat Ikatan Penyerahan Hak (Deed of Assignment) dan Geran Probet? Retrieved fromhttps://www.iproperty.com.my/bm/panduan-hartanah/apa-itu-deed-of-assignment-surat-ikatan-penyerahan-hak-dan-geran-probet-malaysia-57286 Choong, S. (2023b, October 18). Deed of Assignment and Grant of Probate: Why are these legal documents important? Retrieved fromhttps://www.iproperty.com.my/guides/deed-of-assignment-grant-of-probate-malaysia-57014 Fezili, F. (2026a, May 8). Deed of Assignment vs Sale and Purchase Agreement (SPA): What’s the difference? Retrieved fromhttps://www.propertygenie.com.my/insider-guide/deed-of-assignment-vs-sale-and-purchase-agreement-spa-whats-the-difference-ihoFy6ARDHgqig3dz5B6pi Fezili, F. (2026b, May 8). What is a Deed of Assignment (DOA) in Malaysia property? Retrieved fromhttps://www.propertygenie.com.my/insider-guide/what-is-a-deed-of-assignment-doa-in-malaysia-property-xucJmPuJ88L7pYutmG3DjV Industrial Malaysia. (n.d.). Do we need to register Deed of Assignment in Malaysia. Retrieved fromhttps://www.industrialmalaysia.com.my/article/deed-of-assignment NextSix. (2025, October 16). MOT vs Deed of Assignment (DOA) in Malaysia: Timing & tips. Retrieved from https://blog.nextsix.com/mot-vs-deed-of-assignment-doa-when-each-applies-timeline/ PropertyGuru. (2021, January 8). What do you need to know about the Deed of Assignment? Retrieved fromhttps://www.propertyguru.com.my/property-guides/what-to-know-about-deed-of-assignment-17258 Tan, R. (2026, May 24). Deed of Assignment (DOA) Malaysia: What property buyers must know (2026). Retrieved fromhttps://clickbina.com/guides/deed-of-assignment-malaysia/ Terra Group Team. (2025, August 24). Charge vs Deed of Assignment (LACA) in Malaysia: How loans attach to title or SPA (2025). Retrieved fromhttps://terragroup.my/blogs/charge-vs-deed-of-assignment-laca-malaysia-2025 United Overseas Bank (Malaysia) Bhd. (n.d.). Deed of Assignment. Retrieved fromhttps://www.uob.com.my/securitydoc/pdf/LEG-076-DA-Retail.pdf Yap Hon Yean, B. (2026, June 15). How to transfer house ownership in Malaysia. Retrieved fromhttps://globallawexperts.com/how-to-transfer-house-ownership-in-malaysia/ Yeap Siew Fen, G., & Hoo Wan Yee. (2026, May 30). Discharge of Charge and Deed of Receipt and Reassignment in Malaysia: A comprehensive guide. Retrieved fromhttps://www.lowpartners.com/discharge-of-charge-and-deed-of-receipt-and-reassignment-in-malaysia-a-comprehensive-guide/

What makes IQI Kuala Lumpur different from every other region? It is not built around one branch leader, but a dynamic network of specialised teams, each with its own culture, leadership style, and path for growth. Based at IQI Global’s headquarters, agents in KL and Selangor gain direct access to global leadership, major property launches, advanced technology, professional training, and cross-border opportunities. For aspiring agents, this means more than joining a company. It means choosing the team that best fits their ambitions. Key Takeaways IQI Kuala Lumpur brings together multiple specialised teams, allowing agents to choose a leadership style, training approach, and team culture that suit their goals. Agents benefit from operating in Malaysia’s most active property market, with access to a wide range of developments, buyer segments, developers, and transaction opportunities across KL and Selangor. Being based near IQI Global’s headquarters gives KL agents closer exposure to senior leadership, major company events, new initiatives, and international property opportunities. Every team is supported by IQI’s wider platform, including technology, training, mentorship, fast commission payouts, rewards, and access to local and overseas projects. Major KL-based teams include IQI Elite, IQI United, IQI iRealty, IQI Dreammakerz, IQI AG, IQI ACE, IQI Success One, and IQI CS. In This ArticleWhy IQI Kuala Lumpur Is Unlike Any Other RegionWhat It's Really Like to Sell Property in KLThe KL and Selangor Market AdvantageAgent Success Stories from IQI Kuala LumpurFrom Writing Property Stories to Building Her Own SuccessFrom the Kitchen to Leading 7,000 Real Estate NegotiatorsFrom a Career Change to Six-Figure SuccessFrom Her Lowest Point to Finding Strength in LeadershipFrom a Rented Home to Buying Her Mother’s Dream HouseThe Headquarters Effect: What It Means to Work from IQI's Global HQThe Platform Behind Every KL TeamWhich Team Is Right for You? Why IQI Kuala Lumpur Is Unlike Any Other Region In Johor, IQI operates as a unified regional branch. In Sabah, Joel Low built a 3,000-strong agent community under a single branch leadership. Kuala Lumpur is different. KL is where IQI was born. It is the company's global headquarters, its Asia-Pacific command centre, and home to the group's senior leadership, including Co-Founder and Group CEO Kashif Ansari, Daniel Ho, and Nabeel Mungaye. Rather than growing around one leader or branch identity, IQI Kuala Lumpur developed into an ecosystem of eight specialised teams. Each is led by its own founder or senior leader and operates under the IQI banner with a distinct culture, training approach, and market strength. View this post on Instagram A post shared by Life At IQI by IQI Global (@lifeatiqi_) These teams are IQI Elite, IQI United, IQI iRealty, IQI Dreammakerz, IQI AG, IQI ACE, IQI Success One, and IQI CS. Each was built from the ground up by leaders who chose Kuala Lumpur as their base and grew their communities from there. To learn more about the identity and strengths of each team, read our full guide, Get to Know the 8 Amazing Teams at IQI Malaysia. For agents, this multi-team structure offers a rare advantage. Instead of simply joining “the KL branch”, they can choose a team whose leadership style, pace, culture, and focus align with their career goals. But before choosing a team, it helps to understand what working as a real estate agent in Kuala Lumpur actually involves. @iqiglobal “I never thought I would… not because I couldn’t, but because I didn’t know.” This isn’t about overnight success. It’s about what happens when the environment finally works with you. Here’s what actually makes the difference: ⭐ A Growth Community — surrounded by people who push you forward ⭐ Structured Learning — training and support that evolves with you ⭐ Smart Technology — tools like IQI Atlas that simplify your work ⭐ Clear Earnings — transparent commissions and incentives ⭐ Performance Rewards — recognition that reflects real results ? Curious what this could look like for you? DM “NEXT” or tap the link in bio to explore further. #IQIGlobal #JoinIQI #JobOpportunity #RealEstate #RealEstateNegotiator ♬ Don't Stop Till You Get Enough (Originally Performed by Michael Jackson) [Instrumental] - Curtain Razor What It's Really Like to Sell Property in KL Most articles about joining a real estate company focus on benefits, commission structures, and company culture. Those things matter, but they do not show what the job actually looks like day to day. Here is what working in Kuala Lumpur’s property market is really like, based on the experiences of agents across IQI’s KL teams. The Market Moves Fast Kuala Lumpur is Malaysia’s most competitive property market. New launches enter the market regularly, buyers have more choices, and slow follow-ups can easily cost an agent a lead. The pace may feel overwhelming at first, but it is also why KL is the fastest market in Malaysia to learn the business. In your first six months, you may handle more enquiries, property types, and deal structures than agents in smaller markets experience over a much longer period. From affordable apartments in Cheras and subsale condominiums in Mont Kiara to landed homes in Bangsar, luxury residences in KLCC, and commercial properties in Petaling Jaya, the Klang Valley exposes agents to a wide range of market segments. Your first 90 days will shape everything Every IQI KL team has its own onboarding process, but the overall journey is similar. During the first few weeks, new agents attend structured training sessions covering the essentials, including how to read an SPA, understand the loan process, assess property value, and generate leads. Many teams conduct these sessions weekly at the Millerz Square headquarters. New agents are also guided by a senior agent or team leader who supports them during property viewings, early client calls, and their first deals. We believe agents need to be proficient in verbal communication to transmit information and to not hard sell. Aaron Siow, Founder of IQI Elite By the second month, most new agents would have attended a developer project briefing, accompanied a senior agent during a closing, and started building their own prospect list. By the third month, many would have either closed their first deal or have one actively in progress. You will work across new launches and subsale, not just one In some smaller markets, agents tend to specialise early because there are not enough listings to support a broad approach. In KL, the opposite is true. Most KL agents work both new project launches (working with developers to sell off-plan units) and the secondary market (helping owners sell or rent existing properties). Some also handle commercial and industrial properties. This dual exposure is one of the biggest advantages of starting in KL. New launches teach you how to sell at scale, handle developer relationships, and work with structured pricing. Subsale teaches you negotiation, property valuation, and working directly with homeowners. Together, they build a much more complete skill set than focusing on only one side. The buyers you will meet here are different KL is Malaysia’s most international property market. In a single week, an IQI KL agent may work with first-time buyers, upgrader families, local investors, and overseas clients referred through Juwai.asia. This variety helps agents understand different buyer motivations and adapt their approach, whether the client is choosing a family home or evaluating an investment based on yield and long-term value. It also creates stronger deal flow, as KL agents have access to one of the largest pools of active buyers and investors in the Klang Valley. The training culture at HQ is intense Because IQI Global’s headquarters is based in KL, agents have access to a strong training ecosystem. Beyond team-level coaching, they can join IQI Academy programmes, leadership workshops, senior management town halls, developer briefings, and product knowledge sessions. KL agents are also often among the first to test new tools and marketing platforms. With this level of support, new agents are not expected to figure everything out alone. The income curve is real, but so is the ramp-up time Let’s be direct. Real estate income in KL is commission-based, not a fixed monthly salary. The first few months can be challenging while you build your pipeline, especially because Kuala Lumpur’s cost of living is higher than in many other states. Agents who prepare savings for their first three to six months are usually in a stronger position to focus on training, prospecting, and building momentum without unnecessary financial pressure. The earning potential, however, is significant. In 2025, IQI KL agents collectively earned more than RM238 million in professional fees from RM6.77 billion in transactions. With higher property values and strong transaction activity, KL offers one of the highest earning ceilings in Malaysia. Top-performing agents may reach six-figure monthly incomes, qualify for overseas incentive trips, purchase their own properties, and eventually build teams of their own. See what the numbers actually look like in our guide to how much property agents really earn in Malaysia. IQI does not promise easy money. It provides the platform, training, mentorship, technology, and market access needed to build a real estate career. The results still depend on how consistently you learn, follow up, and take action. KL is the deep end. It's also the fastest way to grow. Eight teams. Uncapped commission. 5-day payouts. Full training from day one. If you're serious about building a real estate career, there is no better place to start than IQI Kuala Lumpur. Join IQI Kuala Lumpur The KL and Selangor Market Advantage Every IQI region has its strengths. But operating in Kuala Lumpur and the greater Klang Valley gives agents advantages that are hard to match anywhere else in the country. The densest project pipeline in Malaysia KL and Selangor are home to the highest concentration of new property launches in the country. From KLCC high-rises and Mont Kiara luxury condos to township developments in Shah Alam, Setia Alam, and Cyberjaya, agents working the Klang Valley have access to more projects, more developers, and more transaction opportunities than any other region. IQI Kuala Lumpur by the Numbers (2025) Below is a snapshot of IQI KL's performance in 2025, making it the highest-contributing region in IQI Malaysia by every measure. CategoryAchievement / ValueProject Sales Transaction ValueRM2,795,463,310Secondary Market Transaction ValueRM3,943,367,922Rental Transaction ValueRM37,725,475Total Transaction ValueRM6,776,556,707Professional Fee EarnedRM238,867,444Number of Project Sales194Real Estate Negotiators (RENs)5,200Real Estate Agents (REAs)104Administrative Team10 To put these numbers in context: IQI KL's secondary market alone (RM3.94 billion) is larger than the total transaction value of any other IQI region in Malaysia, including Penang (RM2.74 billion) and Johor (RM2.61 billion). The KL community also generates nearly half of all professional fees earned by IQI Malaysia nationwide. These figures reflect not only volume, but the depth of trust that developers, homeowners, and investors place in IQI KL's agent community across project sales, subsale, and rental transactions. Diamond of the Central: IQI KL's StarProperty Regional Award View this post on Instagram A post shared by IQI (@iqiglobal) The numbers tell one story. Industry recognition tells another. At the StarProperty Awards 2025: Realtor Edition, IQI took home the Regional Award: Diamond of the Central Region at Excellence level, the highest recognition for real estate agency performance in the Kuala Lumpur and central Malaysia market. The award is one of five regional categories awarded by StarProperty, each named after a precious stone representing a Malaysian region: Regional AwardRegionIQI Result (2025)Diamond of the CentralKuala LumpurExcellenceJade of the SouthJohor, Melaka, Negeri SembilanHonoursPearl of the NorthPenang, Perak, KedahHonoursSapphire of BorneoSabah, SarawakHonoursEmerald of the EastPahang, KelantanHonours IQI is the only real estate company in Malaysia to have won all five regional awards in a single year, a sweep that reflects the depth of its agent network from coast to coast. The Diamond of the Central is particularly significant for KL agents. It is external, third-party validation from one of Malaysia's most established property media platforms that IQI's KL community is not just the largest in the company, but among the highest-performing in the entire central region market. IQI agent Adam Sathya Raj also won the Diamond of the Central at Merit level as an individual, alongside the Developer Preferred Award (Honours), proving that the recognition extends beyond the company to the agents themselves. In total, IQI took home 24 awards at the StarProperty Awards 2025, surpassing its previous record of 21, and marking the fifth consecutive year of winning the prestigious All Stars and Developer Preferred Awards. Agent Success Stories from IQI Kuala Lumpur The market advantages and training infrastructure only matter if they translate into real outcomes for real people. Here are a few stories from agents who built their careers in KL. From Writing Property Stories to Building Her Own Success Before entering real estate, Natasha Gideon worked as a journalist covering the property industry. Through interviews with developers and negotiators, she saw how successful agents built their careers and realised that long-term success depended less on being outspoken and more on discipline, consistent follow-up, and professionalism. View this post on Instagram A post shared by IQI (@iqiglobal) She eventually left the security of a fixed salary to pursue a commission-based career in real estate. The transition was not easy. Her early months included property viewings that did not convert and periods without commission, but she remained focused and secured one of her early subsale deals within just three weeks. Natasha also began sharing educational property content under the name MarieJualKondo, long before personal branding became common among property agents. Her consistent content helped her build credibility, gain media recognition, and expand her opportunities in the industry. Nine years later, Natasha had progressed from reporting on the property market to becoming a team leader within IQI. Her journey shows how consistent effort, resilience, and a willingness to adapt can turn an uncertain career change into long-term success. I’m motivated by challenges. I’ve always understood the income potential that comes with being a REN and real estate negotiator, and I genuinely enjoy building my earnings! In a 9-to-5 job, even if you give 200 percent effort, your salary stays the same. But in real estate, when I put in 200 percent effort, my income can grow just as fast! Natasha Gideon, IQI Team Leader From the Kitchen to Leading 7,000 Real Estate Negotiators Before building his career in real estate, Calvin Law came from a hospitality background and began his working life in the kitchen. His early career focused on preparing meals and serving others, far removed from the property industry he would later help shape. After entering real estate, Calvin found an environment where teamwork, shared knowledge, and personal growth were central to success. He became one of IQI’s early pioneers and went on to build IQI ACE from the ground up. View this post on Instagram A post shared by IQI (@iqiglobal) What began as a career change eventually grew into a major leadership journey. Calvin progressed from working in hospitality to becoming the Founder and Group Vice President of IQI ACE, leading a community described in IQI’s social media coverage as comprising around 7,000 real estate negotiators. His story shows that a person’s previous career does not determine how far they can go in real estate. With the right platform, team culture, and willingness to grow, an unfamiliar industry can become the foundation for something much bigger. Dreams realised are sweeter when shared. Calvin Law, Founder of IQI ACE From a Career Change to Six-Figure Success Before entering real estate, Adam Sathya Raj worked as a lecturer. Moving from education into property meant stepping into a completely different environment, where his results would depend on communication, discipline, and the ability to build trust with clients. Adam later joined IQI ACE Phoenix and committed himself fully to the industry. Within two years, he had built enough momentum to generate a six-figure income within just three months, showing how quickly a focused career change can develop when supported by the right system and team. View this post on Instagram A post shared by Life At IQI by IQI Global (@lifeatiqi_) His progress continued beyond income growth. Adam’s IQI profile records 79 property transactions, while his industry achievements include recognition at the StarProperty Awards 2025. He received the Developer Preferred Award and the Regional Award for the Central Region, placing him among IQI’s recognised performers in the Klang Valley. Today, Adam is identified as a Head of Team within IQI ACE Phoenix. His journey from lecturer to award-winning property professional shows that previous industry experience is not always necessary. What matters more is the willingness to learn, follow a proven system, and take consistent action. “From a lecturer to achieving a six-figure income in just three months, Adam’s journey shows what is possible with focus, guidance, and consistent effort.” Adam Sathya Raj, Head of Team, IQI ACE Phoenix From Her Lowest Point to Finding Strength in Leadership Alice Ang entered the real estate industry during one of the most difficult periods of her life. At the time, she was facing challenges both physically and mentally, making the decision to begin a new career even more daunting. View this post on Instagram A post shared by Life At IQI by IQI Global (@lifeatiqi_) What she found in real estate was more than an opportunity to earn an income. Through IQI United, Alice met people who shared similar goals, supported one another, and helped her rebuild her confidence while learning the industry. Over the following five years, she completed around 200 property transactions and gradually grew from a new agent into a leader. Her progress reflects not only her professional achievements, but also the personal strength she developed along the way. Alice’s journey shows that a difficult chapter does not have to define what comes next. With the right people, environment, and willingness to move forward, a career change can become the beginning of a much bigger transformation. I joined the industry during one of the lowest points in my life, both physically and mentally. But through this journey, I found people who shared the same goals and helped me grow into a leader. Alice Ang, IQI United From a Rented Home to Buying Her Mother’s Dream House Before entering real estate, Ravanesa Steven worked as a lecturer. She decided to become a real estate negotiator because she wanted greater financial freedom and the ability to provide a better life for her family. After her father passed away, one goal became especially important to her: buying a home for her mother. At the time, they were living in a rented property, and Ravanesa was determined to give her mother the landed house she had always wanted. View this post on Instagram A post shared by Life At IQI by IQI Global (@lifeatiqi_) Within just one year of joining IQI ACE Phoenix, Ravanesa achieved that goal. She was also promoted to a leadership position and became the first Indian woman in IQI, according to her account, to achieve the Home Bonus, Car Bonus, and a leadership promotion within one year. Her progress also qualified her for incentive trips to destinations including Dubai, Hokkaido, Tokyo, Amsterdam, and Cape Town, as well as rewards such as two iPhone Pro Max devices, a MacBook, and an iPad. For Ravanesa, the biggest achievement was not only the rewards or career recognition. It was being able to transform her family’s life and give her mother the home she had dreamed of. IQI did not just give me a career but changed my entire life. Ravanesa Steven, Leader, IQI ACE Phoenix The Headquarters Effect: What It Means to Work from IQI's Global HQ The Headquarters Effect View this post on Instagram A post shared by IQI (@iqiglobal) Being an IQI agent in KL offers advantages that are difficult to replicate elsewhere. This is not because other regions are less capable, but because KL agents operate from the same headquarters as the company’s global leadership, creating practical benefits in their daily work. Direct Access to Senior Leadership Kashif Ansari, Daniel Ho, Nabeel Mungaye, and other senior IQI executives are based at the Millerz Square headquarters. For KL agents, this creates more opportunities to engage with leadership during company events, town halls, training sessions, and everyday office activities. It also means that strategic direction, major announcements, and company-wide decisions often reach KL teams earlier. Early Access to New Technology and Initiatives When IQI introduces new technology, training programmes, or partnership opportunities, KL teams are often among the first to use them. This includes the Atlas SuperApp, AI-powered marketing platforms, and new developer project partnerships. That early access is more than a company perk. It gives KL agents time to understand and apply new tools before they are introduced across the wider network, helping them build confidence and practical experience sooner. Events and Networking at Scale IQI’s headquarters also hosts many of the company’s largest events, including national conventions, leadership summits, developer showcases, and team celebrations. For agents who understand that real estate is built on relationships, being at the centre of this network can create long-term value. KL agents are not only attending these events. They are working in the same environment as the leaders organising them, the developers presenting new opportunities, and the top-performing agents being recognised. The Platform Behind Every KL Team Regardless of which team you join, every IQI KL agent is backed by the same global platform and resources. Access to 1,000+ property projects. Residential, commercial, and international. From affordable homes to high-end investment units, your portfolio is never limited to one market segment. AI-powered technology. IQI's tools help agents generate marketing content, manage leads, and close deals more efficiently through Atlas SuperApp. Weekly coaching and mentorship. Structured training sessions, leadership development, and one-on-one coaching through IQI Academy. 5-day commission payouts. Eligible commissions processed in as fast as five days. Estimate your potential earnings with the IQI Commission Calculator. Recognition and incentive trips. From Apple gadget rewards and overseas trips to annual awards nights, IQI celebrates achievement at every level. Home Bonus programme. Eligible agents can receive housing support worth up to RM500,000*. *Terms and conditions apply. Global network. As part of IQI Global's presence in 30+ countries, KL agents can tap into cross-border deals, international collaborations, and foreign buyer enquiries. Want to understand how commissions work in detail? Read our complete guide to the real estate agent commission structure in Malaysia. Which Team Is Right for You? One of the most common questions new agents ask is: "Which team should I join?" There is no single correct answer. The right team depends on your personality, your goals, and the kind of support you value most. IQI KL's multi-team model exists precisely because different people thrive under different leadership styles. Here are a few questions that can help you narrow it down: Do you want a large, structured team with a national footprint? Teams like IQI Elite and IQI CS have thousands of members across multiple states, with well-established training systems and a deep leadership bench. Do you value a close-knit, family-style culture? IQI United was built on the idea of unity across geography and background, with co-leaders Jordan Yeoh and Fiona Chin driving a collaborative culture. Are you drawn to vision, ambition, and personal breakthroughs? IQI Dreammakerz is named after what it does: help people achieve goals they once thought were out of reach. Do you want a team rooted in professionalism and technical credibility? IQI AG, founded by Ts. Kamal Abd Ghafur, brings a professional technologist's perspective to real estate. Are you a Bumiputera agent looking for a team that reflects your community? IQI iRealty was founded by a group of Bumiputera agents and led by VP Muhazrol Muhamad, with values rooted in trust, respect, and loyalty. The best way to decide? Talk to the leaders directly. Ask about their training schedule, their team culture, and the kind of support you will receive in your first 90 days. A good leader will welcome those questions. Read the full profile of every team in Get to Know the 8 Amazing Teams at IQI Malaysia. KL Is Where It All Started. Your Career Starts Here. At IQI Kuala Lumpur, you gain access to opportunities that can accelerate your growth from day one. Choose from eight specialised teams, learn directly from global leadership, receive comprehensive training, and build your career in Malaysia’s most active property market. With uncapped commission, five-day payouts and a supportive community behind you, you will have the tools, guidance and opportunities to succeed while making a meaningful difference in the lives of the people you serve. Changing Lives. Realizing Dreams. Ready to begin your journey? Leave your details below and let us connect you with the right IQI Kuala Lumpur team. [custom_blog_recruit_form] Continue Reading: Career Reset at 25? Why Gen Z Malaysians Are Choosing Real Estate Can a Real Estate Agent Become a Millionaire in Malaysia? How to Break into Real Estate in Malaysia Without a Degree Looking for Career Flexibility in Malaysia? Here's Why Real Estate Is for You Where to Study Real Estate in Malaysia? Top Universities and Courses Real Estate Agent Salary in Malaysia: How Much Do They Really Make?