Three long-stay visas govern how most foreigners actually live in Malaysia beyond a tourist stamp: MM2H, PVIP, and DE Rantau. Which one you hold determines:
- Whether you can buy property here at all (all three technically allow it — see below for the reality)
- What Malaysian banks will lend you (this is where the visas diverge the most)
- Whether you can work in Malaysia — and for whom
- How Malaysian tax residency treats you after 182 days
If you're moving here to buy, get the visa question right before you make an offer on any property. The wrong visa can turn a great property deal into a cash-only nightmare.
MM2H — Malaysia My Second Home
The retirement / long-stay visa. As of 2026, MM2H is tiered:
| Tier | Duration | Fixed deposit required | Property purchase |
|---|---|---|---|
| Silver | 5 years | USD 65,000 | Mandatory |
| Gold | 15 years | USD 500,000 | Mandatory |
| Platinum | 20 years | USD 1,000,000 | Mandatory |
Cannot work in Malaysia. Full stop. MM2H is a retirement / passive-income visa.
Best mortgage LTV of any foreigner visa: 70–85% at foreigner-friendly banks (UOB, HSBC, OCBC, Standard Chartered). MM2H is what Malaysian banks were designed to underwrite. If mortgage financing matters to your purchase, this is the strongest visa.
Best for: foreign retirees, semi-retired investors, or family setups where one spouse doesn't need to work.
PVIP — Premium Visa Programme
The "work + property" visa. Launched 2022. As of 2026:
- RM 1 million fixed deposit (half is refundable after year 2 for specific approved uses like property, medical, education)
- RM 200,000 application fee (non-refundable)
- 20-year visa — the longest of any Malaysian foreigner visa
- Can work in Malaysia, including for Malaysian-registered companies
- Can run a Malaysian business
- Property purchase is optional (unlike MM2H, which requires it)
Mortgage LTV: 70–80% — very close to MM2H. PVIP was designed as an alternative to MM2H that allows work rights.
Best for: foreigners who want to work in Malaysia (including local employment) and also buy property here, or foreigners who plan to stay 10+ years and want the security of a 20-year visa.
DE Rantau — Digital Nomad Pass
The cheap, fast, easy visa. Launched by MDEC (Malaysia Digital Economy Corporation) in October 2022:
- Cost: about USD 225 (~RM 1,060)
- Duration: 12 months, renewable to a second 12 months — 24 months maximum total
- Approval: 2–4 weeks
- Coverage: Peninsular Malaysia only (excludes Sabah and Sarawak)
- Income threshold: USD 24,000/year for professionals on MDEC's tech list; USD 60,000/year for everyone else. Income must be from non-Malaysian sources.
- Can work — but only for foreign employers or clients
Now the catch. Malaysian banks decline mortgage applications on DE Rantau visas.
Not "cap at low LTV" — decline outright, at the credit committee. The few banks that occasionally consider DE Rantau applications typically cap loan-to-value at 50–60%, with a small bank at a higher rate. DE Rantau is not the visa banks were set up to underwrite.
Best for: foreign remote workers who want to test-drive living in Malaysia for a year or two, plan to rent (not buy), and don't need a Malaysian mortgage.
Side-by-side — pick the right column
| Dimension | MM2H (Silver) | PVIP | DE Rantau |
|---|---|---|---|
| Duration | 5 years | 20 years | 1–2 years |
| Fixed deposit | USD 65,000 | RM 1,000,000 (half returnable) | None |
| Fee | Minimal | RM 200,000 | ~USD 225 |
| Application timeline | 3–6 months | 4–8 months | 2–4 weeks |
| Can work? | No | Yes, including local | Foreign clients only |
| Property purchase | Mandatory | Optional | Not funded by banks |
| Mortgage LTV | 70–85% | 70–80% | ~0–60% |
| Coverage | All Malaysia | All Malaysia | Peninsular only |
| Family included? | Spouse + children | Spouse + children | Spouse + children |
| Best for | Retirement + buy | Work + buy | Test-drive / rent |
The three most common visa mistakes we see
1. Choosing DE Rantau because it's cheap, then discovering banks won't finance.
A foreign buyer signs up for DE Rantau because it's fast and cheap, moves to KL, falls in love with Mont Kiara, and then finds no bank will underwrite even 60% on their property purchase. Cash-only or nothing. If your buying plan needs a Malaysian mortgage, DE Rantau is the wrong starting visa — full stop.
2. Choosing MM2H before checking if the deposit ties up capital they need elsewhere.
The MM2H deposit sits in a Malaysian bank account, earning modest interest, for the entire visa duration. On the Silver tier that's USD 65,000 tied up for 5 years. On Platinum it's USD 1 million for 20 years. Some buyers realise mid-application that this capital is more useful elsewhere.
3. Assuming PVIP fees are recoverable.
The RM 200,000 PVIP application fee is non-refundable. Only half of the RM 1 million deposit becomes available for approved uses starting in year 2. Foreign buyers occasionally treat the whole PVIP outlay as "recoverable through property" — it isn't.
The decision framework
Here's how we help foreign clients pick, in order:
-
Do you plan to work in Malaysia?
- Yes, including for a Malaysian company → PVIP
- Yes, but only for foreign clients (fully remote) → DE Rantau (if under 2 years) or PVIP (if longer)
- No → MM2H
-
Will you need a Malaysian mortgage?
- Yes, above 65% LTV → MM2H (best) or PVIP (close second)
- No, cash buyer → any of the three works
- No, planning to rent for now → DE Rantau
-
How long do you plan to stay?
- 1–2 years → DE Rantau
- 5+ years → MM2H (Silver renewable) or PVIP (20-year)
- Retiring here → MM2H (Gold or Platinum for longer duration)
-
How much capital can you tie up?
- Under USD 100k → DE Rantau
- USD 65k–500k → MM2H Silver
- RM 1M and want work rights → PVIP
- USD 500k+ and don't need to work → MM2H Gold or Platinum
Real profiles, real answers
Ana. 31. Remote UX designer. Wants a year in Penang to test the country. Plans to rent. → DE Rantau. She might buy later and switch to PVIP or MM2H at that point.
Wei and family. Family office principal, 52. Wants to set up a Single Family Fund Company. Buying a residential unit in KL for family use, 10+ year hold. → PVIP for the work rights, or a specific SFZ setup depending on his structuring goals.
Jonathan. 62. Retired investor. Buying a Mont Kiara condo. Won't work. Wants 75% mortgage financing. → MM2H Silver — this is exactly what Silver was designed for.
Marco and Sofia. Remote founders, 3-year Malaysia plan. Might register their company here. Might buy in year 2. → Start with DE Rantau for year 1, plan to upgrade to PVIP in year 2 when the business setup and property purchase get real.
When to ask us
If you're within 6 months of moving to Malaysia and haven't picked a visa yet, we run through the decision framework above with every new client. The visa question can't be reversed cheaply — get it right first.
This article is part of the KL Expat Property Hub Foreign Buyer series. See also our guides on reading a Malaysian title search and the 8% foreigner stamp duty.