Foreigners & Singaporeans
Johor state consent and the 3% foreign-buyer levy
Quick answerEvery foreign purchase in Johor needs state consent, normally applied for by the buyer's lawyer to the state land office (PTG) after the SPA is signed. It usually takes a few weeks to a few months, depending on paperwork and project type. Johor reportedly charges a foreign-buyer levy of about 3% (minimum RM30,000) from 1 July 2025. Most important: the SPA should say that if consent is refused, your booking fee and deposit are refunded in full.
30-second summary
- Who applies: The buyer's lawyer
- When: After the SPA (some developers pre-apply for quota)
- Time: Usually weeks to months
- Levy: About 3%, min RM30,000 (reported from Jul 2025)
- Key clause: Full refund if consent is refused
- PRs: Malaysian PRs may also need consent in Johor
Why is consent needed?
Under section 433B of Malaysia's National Land Code, foreigners need state approval to acquire land or property. In Johor the state government and its Land and Mines Office (PTG) decide. Only after consent can the title pass to you and the bank release the loan.
The process
- Sign the SPAIt should make state consent a condition and set out refunds if consent is refused.
- Lawyer prepares documentsPassport copy, SPA, title details, developer documents, valuation (if needed), application forms.
- Submission to the land officeYour lawyer files with PTG and follows up; extra documents are sometimes requested.
- Pay the levy and feesOn approval or as required, pay the foreign-buyer levy (reportedly 3%, min RM30,000) and processing fees.
- Consent grantedYour lawyer informs you and the bank; loan release and transfer follow.
How long does it take?
Market estimates range from one to three months to three to six months. It depends on:
- complete paperwork (missing documents cause most delays)
- whether the project already has foreigner quota / developer pre-approval
- the title status for subsale (strata title issued? restrictions?)
- the state's workload
Subsale SPAs fix a completion period (e.g. 3 months + 1 month extension). Foreign buyers should have the lawyer build consent time into it to avoid default.
How is the levy calculated?
| Price | At 3% | After the RM30,000 minimum |
|---|---|---|
| RM1,000,000 | RM30,000 | RM30,000 |
| RM1,200,000 | RM36,000 | RM36,000 |
| RM1,500,000 | RM45,000 | RM45,000 |
| RM2,000,000 | RM60,000 | RM60,000 |
Based on the reported 3% / RM30,000 minimum; scope (new launch vs subsale, individual vs company) and transitional rules are confirmed by your lawyer and the state. Before 1 July 2025 it was 2%, minimum RM20,000.
What if consent is refused?
- If the SPA has a refund clause, your booking fee and payments are returned under its terms.
- Common reasons: price below the floor, a Bumi-quota unit, foreigner restrictions on the title, incomplete documents.
- So ask before booking: is the unit open to foreigners? Does the developer have foreigner quota?
Five protections before you sign
- The SPA is conditional on state consent
- Full refund of booking fee and deposit if refused (with a deadline)
- Completion runs from the consent date, not the signing date
- It is clear who pays the levy and processing fees
- Your own lawyer reviews the documents, not only the developer's
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Frequently asked questions
Do foreigners always need state consent in Johor?
Yes. Every foreign purchase of Johor property needs state consent, usually applied for by the buyer's lawyer after the SPA.
How long does Johor state consent take?
Usually weeks to months; market estimates range from one to three months up to three to six months, depending on documents, project type and workload.
How is the Johor foreign-buyer levy calculated?
Reportedly about 3% of the price, minimum RM30,000, from 1 July 2025 (previously 2%, minimum RM20,000). Your lawyer confirms the exact amount.
Will I get my deposit back if consent is refused?
If the SPA makes consent a condition and sets out a refund, yes, under those terms. Check this clause before signing.
Do Malaysian PRs need consent in Johor?
Some sources say Johor treats Malaysian PRs as foreigners for state consent. Ask your lawyer to confirm for your status.