Selling to upgrade? Budget RM25,000 or more in stamp duty alone
Selling your home in Malaysia and buying a RM900,000 one now costs about RM25,050 in stamp duty: RM21,000 on the transfer document that puts the home in your name, plus RM4,050 on a 90% loan agreement. It is due in cash within 30 days of signing and cannot be added to the loan. Upgraders are not first-time buyers, so no exemption applies today.
Glomac called on 23 October for upgraders to be exempted, but it is only a developer's proposal and is not in Budget 2027, so do not delay an upgrade for it. Of new launch homes sold in Kuala Lumpur and Selangor since 2023, 29 in 100 cost RM700,000 or more, where stamp duty starts at RM18,150.
Wei's upgrade: about RM36,000 in cash within a month of signing
Three years ago Wei bought his first condo for RM450,000. As a first-time buyer he paid no stamp duty. Now with two children he wants to sell and buy a RM900,000 three-bedroom condo or double-storey terrace. He thought the down payment was the big cost. There is another one:
| Cost | About |
|---|---|
| Transfer stamp duty on the new home (RM900,000) | RM21,000 |
| Loan agreement stamp duty (90% loan, RM810,000) | RM4,050 |
| Agent fee to sell the old home (RM500,000 at 2% plus 8% SST) | RM10,800 |
| Total before legal fees | About RM35,850 |
An upgrader is not a first-time buyer, so none of the stamp duty is waived. Who pays agent fees and how: property agent fees.
Glomac's call for upgrader relief: a proposal, not a reason to wait
On 23 October Glomac's group chief executive publicly urged the government to extend stamp duty relief to owners who sell their current home to buy a bigger one. Note that this is one developer's proposal; it is not in Budget 2027 tabled on 9 October, and the government has not responded.
Our view is simple: do not put off an upgrade for this. It may never happen, and if it does, the conditions, price cap and start date are unknown. While you wait, the unit you like may be sold and your buyer may walk away. What the budget did change for first-time buyers: Budget 2027 for home buyers.
Today's stamp duty at four prices
Transfer stamp duty is tiered: 1% on the first RM100,000, 2% up to RM500,000, 3% from RM500,000 to RM1 million and 4% on the part above RM1 million. The loan agreement is a further 0.5% of the loan.
| New home price | Transfer | Loan agreement (90%) | Total |
|---|---|---|---|
| RM600,000 | RM12,000 | RM2,700 | RM14,700 |
| RM700,000 | RM15,000 | RM3,150 | RM18,150 |
| RM900,000 | RM21,000 | RM4,050 | RM25,050 |
| RM1,200,000 | RM32,000 | RM5,400 | RM37,400 |
Rates in detail: stamp duty guide. Run your own numbers in the stamp duty calculator.
Three in ten Klang Valley new launch sales are in this range
We looked at new launch units sold in Kuala Lumpur and Selangor in projects first sold from 2023, about 200,000 units:
| Price band | Out of every 100 sold |
|---|---|
| Under RM500,000 | 46 |
| RM500,000 to 700,000 | 25 |
| RM700,000 to 1 million | 16 |
| Above RM1 million | 13 |
29 in 100 cost RM700,000 or more, where stamp duty starts at RM18,150. For landed homes only (terraces, double-storeys, semi-detached), 46 in 100 are above RM700,000. That is where most upgraders buy.
Four things upgraders can do now
- Plan two cash amounts. One for the down payment, one for stamp duty and legal fees. Many buyers get stuck on the second.
- Selling first or buying first decides your bridge. Buy first and two instalments may overlap for a few months; sell first and you may need to rent in between. Which is cheaper depends on how fast your old home sells.
- After five years of ownership, citizens pay no RPGT (the tax on profit from selling property). Only if you are a few months short is it worth waiting. Other selling costs: selling costs and RPGT.
- Put stamp duty into the comparison. Above RM1 million the rate on the extra part jumps from 3% to 4%. When comparing two homes, add stamp duty to the total.
Keeping the old home to rent out and buying a second one uses different loan limits: second property loans.
FAQ
Can an upgrader use the first-time buyer stamp duty exemption?
No. It is only for Malaysian citizens who have never owned a residential property. If you have owned one, even if it is sold, you are not a first-time buyer.
Is Glomac's proposed upgrader relief in force?
No. It was a public call by Glomac's chief executive on 23 October 2026. It is not in Budget 2027 and the government has not responded.
How much is stamp duty on a RM900,000 home?
RM21,000 on the transfer; with a 90% loan, another RM4,050 on the loan agreement, about RM25,050 in total.
Can stamp duty be added to the loan?
Usually not. It is paid in cash within 30 days of signing. Some bank packages cover legal fees but not stamp duty, so ask before you sign.
Do I pay RPGT when I sell the old home?
Malaysian citizens selling after five years of ownership pay 0%. Before five years, the rate depends on how long you have held it.
Stamp duty uses LHDN's current tiers with a 90% loan; the agent fee assumes 2% plus 8% SST. The price bands come from TEDUH (KPKT) unit records: 202,493 sold units in Kuala Lumpur and Selangor projects first sold in 2023 to 2026, using the sale and purchase price where recorded, otherwise the price list. Glomac's call is as reported by EdgeProp on 23 October 2026. Sumber: TEDUH, KPKT. General information, not tax advice.
Tell us roughly what your old home will sell for and which new home you like. We work out the stamp duty, agent and legal fees, and whether selling or buying first is smoother.