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Property · Stamp Act 1949 · Malaysia

The real cost of buying.

Calculate stamp duty for property transfer (MOT) and the loan agreement. Live results — includes first-time homebuyer exemptions for properties priced under RM 500,000.

Stamp Act 1949 · current Source: LHDN ↗ Last verified · May 2026

Property details

Enter the SPA price and your loan amount.

RM
RM
Total stamp duty
RM11,250
on a RM 500,000 property
MOT duty Loan agreement
Memorandum of TransferRM 9,000
Loan agreement (0.5%)RM 2,250
Exemption applied?None
As % of property price2.25%
Plus: legal fees (~1%)≈ RM 5,000
Plus: down payment (10%)≈ RM 50,000
Total upfront cash needed≈ RM 66,250
Show the formula
MOT (Memorandum of Transfer):
  1% on first RM 100,000
  2% on RM 100,001 – 500,000
  3% on RM 500,001 – 1,000,000
  4% above RM 1,000,000

Loan agreement: 0.5% × Loan Amount

First-time buyer (≤ RM 500k): full MOT exemption
LHDN · Stamp Duty (Stamp Act 1949) ↗
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How property stamp duty works in Malaysia

When you buy a property in Malaysia, you pay two separate stamp duties: one on the Memorandum of Transfer (MOT) — the document that legally transfers ownership to you — and one on the loan agreement, if you're financing the purchase. Both are governed by the Stamp Act 1949 and collected by LHDN.

This is on top of legal fees, valuation fees, and your down payment. Most first-time buyers underestimate the upfront cash needed; this calculator shows the full picture.

The formula

Property stamp duty — Malaysia MOT Stamp Duty:
  1% on first RM 100,000
  2% on RM 100,001 – RM 500,000
  3% on RM 500,001 – RM 1,000,000
  4% above RM 1,000,000

Loan Agreement: 0.5% × Loan Amount

MOT stamp duty rates

Property price tierRateMax duty in tier
First RM 100,0001%RM 1,000
RM 100,001 – RM 500,0002%RM 8,000
RM 500,001 – RM 1,000,0003%RM 15,000
Above RM 1,000,0004%—

First-time homebuyer exemptions

Malaysia has historically offered stamp duty exemptions for first-time buyers, with the exact terms changing each Budget. Recent versions include:

Eligibility usually requires being a Malaysian citizen, never having owned property before (jointly or solely), and the SPA being signed within the eligible window. Always check the latest Budget announcements and confirm with your lawyer.

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Frequently asked questions

What other costs are there when buying property?
Beyond stamp duty, expect: legal fees (~0.5–1% of price, both for SPA and loan agreement), valuation fee (around RM 500–1,500 for sub-sale), disbursements (registration, photocopying, stamping documents), and moving costs. Budget around 3–4% of the property price for total upfront costs on top of your down payment.
Who pays the stamp duty?
By convention, the buyer pays both the MOT stamp duty and the loan agreement stamp duty. The seller's only stamp duty is on documents related to their existing loan discharge, which is usually minimal.
When is stamp duty paid?
Stamp duty is payable within 30 days of executing the document. In practice, your lawyer arranges the payment as part of the property completion process, drawing from your funds before the keys are handed over.
Is stamp duty tax deductible?
Generally no, for personal home purchases. However, stamp duty paid on the purchase of a rental property can be added to the property's cost base and may reduce capital gains tax (RPGT) if the property is later sold at a profit.
What if I'm buying with a partner?
If both buyers qualify as first-time homebuyers, you may both claim the exemption. If only one of you is a first-time buyer, the exemption is generally not available. The rules can be specific — confirm with your conveyancing lawyer.

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Stamp duty rates and first-time buyer exemptions change with each Budget. This calculator reflects the rate structure under the Stamp Act 1949 as commonly applied. For binding figures, always confirm with your conveyancing lawyer or LHDN. Not legal or financial advice. See methodology for the full formula.