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Property · 2026

Malaysia stamp duty &legal fees calculator

Estimate the stamp duty on your property transfer (MOT) and loan agreement, plus conveyancing legal fees, for 2026. First-time Malaysian buyers of homes up to RM500,000 enjoy a full stamp duty exemption.

Your purchase

Buyer

Estimated upfront cost

Exemption applies only to your first residential property.

Transfer stamp duty (MOT)

1.00% on RM 1.00 – RM 100,000.00RM 1,000.00
2.00% on RM 100,001.00 – RM 500,000.00RM 7,600.00
Before exemptionRM 8,600.00
PayableRM 8,600.00

Loan agreement stamp duty

Before exemptionRM 2,160.00
PayableRM 2,160.00

Legal fees (SRO 2023)

Purchase agreement feeRM 6,000.00
Loan agreement feeRM 5,400.00
SST (8%)RM 912.00
Total legal feesRM 12,312.00
Total stamp dutyRM 10,760.00
Total legal feesRM 12,312.00
Total upfront costRM 23,072.00

Estimate for educational use only — not legal or financial advice. Actual fees and disbursements vary by firm and case.

How it's calculated

Transfer (MOT) stamp duty uses Malaysia's tiered ad valorem scale: 1% on the first RM100,000, 2% on the next RM400,000, 3% on the next RM500,000, and 4% above RM1 million. Foreign buyers pay a flat 8% from 1 January 2026. The loan agreement attracts a flat 0.5% of the financed amount.

Conveyancing legal fees follow the Solicitors' Remuneration Order 2023: 1.25% on the first RM500,000 and 1% thereafter, with an RM500 minimum and 8% SST on top. First-time Malaysian buyers of homes up to RM500,000 are fully exempt from both stamp duties under the Budget 2026 extension.

Why it matters

Stamp duty and legal fees are paid in cash at the legal stage and cannot be folded into your loan. For a RM480,000 home that's roughly RM10,760 in stamp duty plus around RM11,400 in legal fees — over RM20,000 you need on hand. Knowing the figure early prevents a nasty surprise at signing.

RM480,000 home, RM432,000 loan

Worked example

A Malaysian buyer who already owns a property, financing 90% of a RM480,000 home:

Transfer (MOT) duty: 1% × RM100,000 = RM1,000, plus 2% × RM380,000 = RM7,600 → RM8,600.

Loan agreement duty: 0.5% × RM432,000 = RM2,160. Total stamp duty: RM10,760.

Legal fees: 1.25% × RM480,000 = RM6,000 on the purchase, plus 1.25% × RM432,000 = RM5,400 on the loan → RM11,400 (before SST).

If this were the buyer's first home, both stamp duties would be RM0 — saving the full RM10,760.

Common mistakes

Where buyers misjudge the figure:

  1. 01Assuming the exemption covers legal fees

    The first-home exemption waives stamp duty only. Legal fees and SST are still payable in full.

  2. 02Forgetting the loan agreement duty

    The 0.5% loan duty is separate from the transfer duty — on a RM432,000 loan that's RM2,160 most buyers overlook.

  3. 03Thinking duty can be financed

    Stamp duty and legal fees are cash costs at signing. They cannot be added to your home loan.

Frequently asked questions

7 answers
What is MOT stamp duty?

MOT (Memorandum of Transfer) stamp duty is the ad valorem duty on the instrument that transfers property ownership to you. Malaysian citizens and PRs pay a tiered scale of 1% to 4%; foreigners pay a flat 8% from 1 January 2026.

How much is loan agreement stamp duty?

A flat 0.5% of the loan amount. On a RM400,000 loan that's RM2,000. It is separate from the transfer (MOT) duty.

Who qualifies for the first-home exemption?

Malaysian citizens who have never owned any residential property (including by gift or inheritance), buying a home valued up to RM500,000, with the sale & purchase agreement executed by 31 December 2027. The exemption is 100% on both the MOT and the loan agreement duty.

Does the exemption cover legal fees?

No. The exemption applies only to stamp duty. Conveyancing legal fees and the 8% SST on them are still payable.

How are legal fees calculated?

Under the Solicitors' Remuneration Order 2023: 1.25% on the first RM500,000 and 1% on the balance, with an RM500 minimum. A separate fee applies to the loan agreement. Buying directly from a licensed developer can attract discounts.

Do foreigners get any exemption?

No. Foreign buyers (non-citizens, excluding PRs) are not eligible for the first-home exemption and pay a flat 8% MOT duty.

Are these figures exact?

They are close estimates based on official LHDN rates and the SRO 2023 scale. Actual legal fees, disbursements, and valuation costs vary by firm and case. Confirm with your solicitor.

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