The Sabah Malaysia My Second Home programme offers a route to long-term residence in Sabah, but it is not based solely on a property purchase. Every applicant must consider the fixed deposit, the compulsory Sabah residence, the government fee, professional costs, and the practical restrictions associated with the selected tier. This Sabah MM2H property guide explains the Silver, Gold, and Platinum categories using the official requirements published for 2026.
Sabah MM2H is a state programme with its own conditions. It should not be confused with the broader federal Malaysia MM2H programme simply because both use Silver, Gold, and Platinum labels. The property thresholds may look familiar, but the Silver fixed deposit, minimum stay, residence location, agent licensing, and other rules differ.
The programme provides a renewable multiple-entry residence pass. It is not Malaysian permanent residence or citizenship. Approval also does not automatically make every property in Sabah eligible for purchase by a foreign buyer. The participant must satisfy the immigration programme requirements and the separate land, title, foreign ownership, and transaction requirements that apply to the chosen property.
This Sabah MM2H property guide was prepared using publicly available information on July 2, 2026. The official Sabah pages were updated on June 22, 2026, but several pages on the same website contain conflicting details. Those conflicts are identified below so applicants can obtain written clarification before transferring funds or entering a property contract.
How to Use This Sabah MM2H Property Guide
The official Sabah MM2H programme describes a long-term multiple-entry arrangement for approved principals and eligible dependants who intend to reside in Sabah. All three categories are open to applicants aged 25, require medical insurance and a medical examination after conditional approval, and impose a cumulative minimum stay of 30 days per year in Sabah.
Sabah has authority over its own programme terms and local agent licensing. The Star’s report on Sabah’s authority over its MM2H programme noted the state-federal agreement that Sabah could set its own terms and process applications. That background matters because federal MM2H requirements should not be substituted for the Sabah rules.
The official tier pages also state that the pass indicates Sabah and that participants are to reside in Sabah. Travel to Peninsular Malaysia requires Immigration approval under the wording currently published. This Sabah MM2H property guide, therefore, treats the programme as a Sabah-centred residence rather than a shortcut to living mainly in Kuala Lumpur. Anyone planning to split most of the year between Kota Kinabalu and Kuala Lumpur should obtain written guidance on the intended travel pattern before choosing this programme.
Applications must be submitted through a company licensed by Sabah’s Ministry of Tourism, Culture, and Environment. The government maintains a public directory of licensed Sabah MM2H companies, including licence validity dates. A company appearing in an old brochure or search result should not be assumed to remain licensed as of the application date.
Sabah MM2H Investment Tiers at a Glance
The central financial point in this Sabah MM2H property guide is that the fixed deposit and property purchase are separate commitments. The government fee is separate again. Applicants must also budget for agent charges, legal work, stamp duty, state approval, insurance, medical examinations, and other transaction expenses.
| Requirement | Silver | Gold | Platinum |
| Minimum age | 25 | 25 | 25 |
| Fixed deposit | RM500,000 | USD500,000 | USD1 million |
| Minimum Sabah property | RM600,000 high-rise | RM1 million residence | RM2 million residence |
| One-off programme fee | RM3,000 | RM3,000 | RM200,000 |
| Minimum stay | 30 days/year in Sabah | 30 days/year in Sabah | 30 days/year in Sabah |
| Work/career wording | Separate relevant pass required | Separate relevant pass required | Permissible |
| Pass shown on current tier page | 5 + 5 years | 15 years | 20 years |
These figures are based on the individual Sabah MM2H Silver category, Sabah MM2H Gold category, and Sabah MM2H Platinum category pages. Each page states that up to 50% of the fixed-deposit principal may be withdrawn after one year of participation for an approved residence purchase, education, or medical activities.
The table is a planning summary rather than a quotation. This Sabah MM2H property guide does not convert the US-dollar deposits into ringgit because the amount required to acquire USD500,000 or USD1 million changes with exchange rates and bank costs. Applicants should maintain a currency buffer rather than planning to the last available ringgit.
Sabah MM2H Silver Tier
Silver is the lowest financial entry point in this Sabah MM2H property guide, but the required capital remains substantial. The official Silver page requires an RM500,000 fixed deposit with a Sabah MM2H panel bank, a qualifying high-rise property worth at least RM600,000, and a non-refundable RM3,000 processing fee.
Silver Fixed Deposit and Income Requirement
The full RM500,000 fixed deposit must be placed before the later withdrawal provision becomes relevant. This Sabah MM2H property guide treats the withdrawal as a later liquidity option rather than a reduction of the initial qualification amount. The official page permits a maximum withdrawal of 50% after one year of participation for residential, educational, or medical activities. It does not say that the applicant can begin with only RM250,000.
Silver also has an offshore monthly income requirement that is not displayed on the current Gold and Platinum pages. The Silver page states RM10,000 per month for a single applicant and RM15,000 per month for an applicant with dependants. Applicants should be prepared to document the source of income and should ask the licensed agent which months, account statements, and supporting evidence are required.
Silver Property Requirement
Silver applicants must purchase and own a high-rise property in Saba* after approval, with a minimum purchase price of RM600,000. The high-rise wording should be taken seriously. A landed house costing more than RM600,000 should not be assumed to qualify for Silver without written confirmation from the Sabah MM2H authorities.
The minimum price is an immigration programme threshold, not a guarantee that the property is available to a foreign buyer. This Sabah MM2H property guide keeps programme qualification separate from legal ownership eligibility. The title, tenure, restrictions in interest, and state-approval position still need review. The separate foreign-buyer property rules in Sabah and the Sabah land title guide explain why an apparently suitable price does not determine legal eligibility.
Silver Pass and Employment
The Silver page describes a multiple-entry pass for five years, plus another five years, renewable. Career opportunities are not included under the pass; the relevant separate pass must be requested. Silver is therefore better assessed as a residence programme than as a route for taking ordinary employment in Sabah.
The basic published commitment is RM500,000 in a fixed deposit, at least RM600,000 in property, and the RM3,000 programme fee. That is at least RM1,103,000 before property taxes, legal fees, agent fees, insurance, medical costs, financing expenses, furnishing, and ongoing ownership costs.
Sabah MM2H Gold Tier
Gold raises the fixed deposit to USD 500,000 and the minimum property value to RM 1 million. The official Gold page uses the word “residence” rather than Silver’s narrower “high-rise property.” This Sabah MM2H property guide does not interpret that wording as permission to buy any landed or residential property without further checks.
Gold Fixed Deposit and Currency Exposure
The Gold fixed deposit must be placed with a Sabah MM2H panel bank in Sabah. This Sabah MM2H property guide highlights exchange-rate risk because the obligation is denominated in US dollars. A ringgit budget prepared several months before approval may be insufficient when the deposit is eventually placed.
The 50% withdrawal provision applies after one year of participation and only for approved purposes. The applicant should ask whether the withdrawal requires evidence of expenditure already made, whether the property must first be completed, and how the remaining deposit must be maintained. Those operational details should be confirmed in writing with the panel bank and the licensed agent.
Gold Property and Pass
The Gold page requires ownership of a Sabah residence worth at least RM1 million after programme approval. For this Sabah MM2H property guide, that amount is treated as the minimum qualifying purchase price rather than the likely all-in acquisition cost. The page currently describes a renewable 15-year multiple-entry pass and states that career opportunities are not allowed unless the relevant pass is obtained.
Gold, therefore, requires USD500,000 in a fixed deposit, at least RM1 million for the residence, and the RM3,000 programme fee. The mixed-currency commitment makes it particularly important to separate the applicant’s ringgit property budget from the funds reserved for the US-dollar deposit.
For buyers weighing a completed unit against a project still under construction, the guide to new launch versus subsale property in Kota Kinabalu explains the practical differences in inspection, timing, developer incentives, and immediate occupancy.
Sabah MM2H Platinum Tier
Platinum is the highest tier in this Sabah MM2H property guide. It requires a USD1 million fixed deposit, a Sabah residence worth at least RM2 million, and a non-refundable RM200,000 programme fee. The fee is not part of the deposit and should not be treated as recoverable capital.
Platinum Financial Commitment
The published minimum consists of USD1 million in the fixed deposit plus at least RM2.2 million for the property and programme fee. This Sabah MM2H property guide treats the RM200,000 fee as a cost rather than invested capital. Property acquisition and professional costs add to those amounts. A buyer financing part of the residence still needs sufficient liquidity for the deposit, the required cash portion of the property purchase, and all completion expenses.
Platinum also permits a maximum withdrawal of 50% of the fixed deposit after one year for approved purposes. The withdrawal does not change the requirement to make the full USD1 million deposit at the start of participation.
Platinum Pass and Career Wording
The Platinum page describes a renewable 20-year pass and lists career opportunities as permissible. That wording is broader than “Silver and Gold,” but applicants should not infer that every profession, directorship, or business activity can begin without separate registration or sector approval. Written immigration and professional guidance should be obtained for the intended activity.
The higher property threshold may open up a broader selection of residences, but the same title, foreign ownership, and state consent checks apply. This Sabah MM2H property guide does not equate a higher price with automatic eligibility. A property costing RM2 million is not automatically suitable for registration to every foreign buyer or appropriate as a long-term home.
The Fixed Deposit and Property Purchase Are Separate
A recurring mistake is to add the fixed deposit and property requirement together in theory, then assume the deposit can immediately fund half of the property. This Sabah MM2H property guide separates initial qualification capital from funds that may be withdrawn later. The current pages permit withdrawal only after one year of participation. The applicant must therefore plan for the complete initial deposit and the property transaction on the programme timetable.
The minimum capital structure can be stated without using a volatile exchange-rate conversion:
- Silver: RM500,000 fixed deposit + at least RM600,000 property + RM3,000 programme fee.
- Gold: USD500,000 fixed deposit + at least RM1 million property + RM3,000 programme fee.
- Platinum: USD1 million fixed deposit + at least RM2 million property + RM200,000 programme fee.
This Sabah MM2H property guide recommends maintaining a separate contingency fund. The published amounts do not include the commercial fee charged by the licensed agent, legal costs, transfer stamp duty, state-consent expenses, valuation, mortgage documentation, insurance, medical checks, translations, certifications, international bank charges, renovation, or furniture.
The full acquisition-cost discussion is covered in the guide to buying property in Kota Kinabalu. MM2H applicants should use that transaction budget in addition to the programme figures rather than treating the minimum property value as the all-in cost.
Property Timing and the Ten-Year Holding Rule
The official tier pages state that the qualifying residence is to be purchased after approval as a Sabah MM2H participant. The wording supports a careful sequence: establish eligibility, obtain programme guidance, receive the relevant approval, and then complete the required property purchase. Applicants should not make a non-refundable purchase solely because an agent expects approval.
Each tier page also states that selling the property is not allowed for 10 years. This Sabah MM2H property guide treats that restriction as a property-selection issue, not a footnote. The pages add that the property may be sold after five years if a replacement property is purchased at or above the applicable minimum value. The replacement wording raises practical questions about timing, simultaneous completion, proof of purchase, and treatment of a financing delay. Those questions should be resolved before the original property is listed for sale.
The holding rule affects property selection. A unit should be suitable for long-term occupation, or at least have a credible resale and replacement strategy after the fifth year. A buyer who selects solely by the lowest qualifying price may later face weak demand, high maintenance costs, or an awkward layout that no longer suits the family.
This Sabah MM2H property guide, therefore, treats location, management, and resale depth as programme-planning issues. Comparing the best areas to buy a condo in Kota Kinabalu can help applicants consider airport access, healthcare, daily shopping, waterfront living, and other residential neighbourhoods.
Choosing a Qualifying Sabah Property
Confirm Programme Eligibility Before Investment Appeal
The property must satisfy both the selected Sabah MM2H tier and the ordinary property rules. This Sabah MM2H property guide recommends confirming the property type, purchase price, title, tenure, land use, and foreign ownership status before relying on it for the programme. A developer’s statement that a unit is “MM2H suitable” should be supported by the title information and written legal advice.
Silver’s high-rise restriction is the clearest example. Gold and Platinum use the broader term “residence”, but a broader programme label does not override Native Title restrictions, restrictions on interest, or state-consent requirements.
Examine the Development and Management
For condominiums and other managed developments, monthly maintenance charges and sinking-fund contributions are included in the long-term residence cost. Buyers should request information about arrears, planned major repairs, lift condition, waterproofing, security, parking, and house rules.
A new development may offer staged payments, newer facilities,s or developer-paid legal fees. A completed subsale unit allows inspection of the actual view, traffic, common areas, and management performance. This Sabah MM2H property guide does not treat either route as automatically better. The buyer should compare the total cost and the quality of the specific development.
Consider Resale and Rental Without Assuming Guaranteed Returns
A participant may eventually replace the property, terminate participation, or sell after the applicable restriction. Resale demand, therefore, matters even when the immediate purpose is personal residence. The article on property investment in Kota Kinabalu explains why asking prices and promotional rental projections are not substitutes for transaction evidence and realistic operating costs.
Short-term rental potential should not be treated as automatic. Management rules, title use, local requirements, operating costs, and active management can materially change the result. An MM2H residence should first be a compliant property and a suitable long-term asset.
Other Programme Requirements and Costs
Dependants
The current Sabah tier pages allow a spouse, parents, parents-in-law, and children below 21, or children who remain full-time students without employment. Families should confirm how the programme treats a child approaching the age limit and what documents are required to prove continuing study or dependency.
Adding dependants can increase insurance, medical, certification, translation, and security bond expenses, even where no separate programme participation fee is stated. This Sabah MM2H property guide includes these items in the planning budget, even though the public-tier prices do not. The Silver income threshold also rises from RM10,000 for a single applicant to RM15,000 for an applicant with dependants.
Medical Insurance, Check-Up, and Good Conduct
Medical insurance is required, and applicants must show proof of a medical examination after conditional approval. The Sabah categories summary also refers to a certificate of good conduct from the country of origin and a security bond payable to Immigration. Applicants should obtain a current document checklist before arranging time-sensitive certificates.
Licensed Agent Fees
The RM3,000 or RM200,000 programme fee is not the same as the service charge of the licensed Sabah MM2H company. This Sabah MM2H property guide separates government fees from commercial agent charges. Agent fees may vary based on the scope of work, number of dependants, document preparation, translations, and post-approval assistance.
Request an itemised written quotation stating which government fees, medical costs, insurance, translations, certifications, courier expenses, and Immigration charges are included. The Borneo Post’s report on the July 2025 criteria changes confirms that licensed agents were actively involved after the state revised programme criteria, including lowering the minimum age and broadening approved banking arrangements.
Current Official-Page Inconsistencies Require Written Confirmation
The official Sabah site is the correct starting point, but this Sabah MM2H property guide cannot ignore differences within the site itself. The individual tier pages, updated June 22, 2026, list pass periods of 5 + 5 years for Silver, 15 years for Gold, and 20 years for Platinum. The separate Sabah MM2H categories summary appears to show 5+5, 10, and 15 years.
The summary page also refers to a deposit in a state trust fund account, while the individual tier pages describe fixed deposits with Sabah MM2H panel banks. This Sabah MM2H property guide flags that conflict because those are materially different banking descriptions. Applicants should not send money based solely on a webpage, a screenshot, or an informal message.
The individual tier pages are newer and more detailed, so they serve as the basis for the figures in this article. Even so, the applicant should request a dated written requirements sheet from the licensed agent and confirmation of the banking instructions, pass duration, renewal structure, property completion deadline, and withdrawal procedure before transferring funds.
These changes are also why older Sabah MM2H articles can be risky. Launch-era reports may show earlier age, deposit, or pass requirements that were later revised. The date of the source matters as much as the source name.
Sabah MM2H Is Not the Federal Malaysia MM2H Programme
The federal programme also uses Silver, Gold, and Platinum categories. The matching names do not make the programmes interchangeable. The federal Malaysia MM2H guidelines currently require a USD150,000 Silver fixed deposit, a 90-day annual stay for participants under age 50, and a property purchase in Malaysia. Sabah Silver instead uses an RM500,000 fixed deposit, a 30-day stay in Sabah, and a high-rise residence in Sabah.
Gold and Platinum use the same headline US-dollar deposit and property thresholds in the published federal and Sabah materials. Still, the administration, geographic residence conditions, agent licensing, annual stay, and application process remain distinct. This Sabah MM2H property guide compares the programmes only to prevent confusion. Federal approval should not be assumed to satisfy Sabah MM2H, and a Sabah pass should not be treated as unrestricted permission to reside primarily in Peninsular Malaysia.
The official federal MM2H terms and regulations describe the national programme and are useful for comparison only. They should not be copied into a Sabah application checklist. This Sabah MM2H property guide uses federal rules only to show the distinction, not to fill gaps in the Sabah programme.
A Practical Sabah MM2H Planning Sequence
Applicants can reduce risk by handling programme eligibility and property selection in the right order. This Sabah MM2H property guide uses the following sequence as a planning framework rather than an official application checklist:
- Choose the likely tier and reserve the complete fixed deposit, property budget, and programme fee.
- Verify a Sabah-licensed agent and obtain a dated, itemised quotation and requirements sheet.
- Confirm income, dependant, insurance, medical, good conduct, and security-bond documents.
- Ask for written clarification of the current pass duration, banking method, and property deadline.
- Receive programme guidance or conditional approval before making an unprotected property commitment.
- Identify property that meets the tier, title, and foreign-buyer requirements.
- Obtain legal advice in Sabah, complete the purchase, and retain the required proof for the programme.
- Track the annual stay, deposit balance, insurance, property holding, and renewal obligations.
A strong application budget leaves room for exchange rates, delayed documents, and transaction costs. A plan that works only if the dollar weakens, the bank grants maximum financing, and every developer incentive is available has too little margin for error.
Common Sabah MM2H Planning Mistakes
The first mistake is using the federal Silver requirement. This Sabah MM2H property guide uses RM500,000 because that is the current Sabah Silver figure; USD150,000 is the federal figure. The second mistake is treating the property threshold as the full programme cost. It is separate from the fixed deposit and fees.
Another mistake is assuming that the 50% withdrawal is available immediately. The Sabah pages state that it becomes available after one year of participation. Applicants also sometimes choose a landed home for Silver even though the current Silver wording specifies high-rise property.
Property timing can create a larger problem. A buyer may pay a non-refundable booking fee before approval, only to discover that the unit, title, or purchase sequence does not meet the programme requirements. Another applicant may choose a property that qualifies for purchase but is difficult to retain for 10 years due to maintenance costs, family needs, or weak resale demand.
Finally, applicants sometimes treat the pass as permanent residence or assume they can live mainly in Kuala Lumpur. The published Sabah terms describe a Sabah-focused long-term pass and state that travel to Peninsular Malaysia requires approval from Immigration. Written clarification is essential where the intended lifestyle does not match that wording.
Questions to Ask Before Choosing a Tier
- Which official tier requirements apply on the date the application is submitted?
- What pass duration and renewal structure will appear in the conditional approval?
- Which Sabah panel banks may accept the fixed deposit, and in whose name is it held?
- When must the fixed deposit and property purchase be completed?
- Does the proposed property type qualify for the selected tier?
- What proof is required for the annual 30-day stay?
- What expenses are included in the licensed agent’s quotation?
- How is a 50% fixed-deposit withdrawal requested after the first year?
- What documents and timing apply if the residence is replaced after five years?
- What work, directorship, or business activity is permitted under the chosen pass?
Frequently Asked Questions
Is buying property compulsory under Sabah MM2H?
Yes. This Sabah MM2H property guide reflects the current official pages, which require every Silver, Gold,d and Platinum applicant to purchase and own a qualifying residence in Sabah after approval. Silver specifically requires a high-rise property worth at least RM600,000.
Which Sabah MM2H tier has the lowest investment requirement?
Silver has the lowest fixed deposit and property threshold. Its published minimum is RM500,000 in a fixed deposit, a high-rise Sabah property worth at least RM600,000, and a RM3,000 programme fee, before the other costs of applying and buying property.
Can the fixed deposit pay for the property?
Not at the outset. The official tier pages allow a maximum withdrawal of 50% after one year of participation for approved purposes, including the purchase of a residence. The full fixed deposit must be established first.
Can a Silver applicant buy a landed house?
The current Silver page says high-rise property. A landed purchase should not be relied on for Silver qualification unless the Sabah MM2H authority provides written confirmation that it will be accepted.
Can the Sabah MM2H property be sold?
The official pages state that the property cannot normally be sold for ten years. They also permit sale after five years when a replacement property meeting the applicable minimum value or a higher value is purchased. The required sequence should be confirmed before selling.
Can a Sabah MM2H participant live in Kuala Lumpur?
The current Sabah pages state that participants may reside only in Sabah and that travel to Peninsular Malaysia requires Immigration approval. Applicants planning to reside substantially outside Sabah should obtain written guidance from Immigration before applying.
Does Sabah MM2H provide permanent residence?
No. It provides a renewable multiple-entry residence pass subject to programme conditions. It is not Malaysian permanent resident status or citizenship.
Can participants work or operate a business?
Silver and Gold state that career opportunities are not allowed without the relevant separate pass. Platinum lists career opportunities as permissible. The scope of any employment, business, or regulated professional activity should still be confirmed in writing.
How Faye Robert Can Assist Sabah MM2H Property Buyers
Faye Robert can help prospective or conditionally approved participants compare properties that may fit the selected tier, including high-rise options for Silver applicants. This Sabah MM2H property guide positions her as the property-side role in the process. She can explain local areas, arrange viewings, and request available information from developers, owners, and listing parties.
She can also help buyers compare new developments with completed subsale property, identify questions about maintenance and title documentation, and coordinate communication with the buyer’s licensed MM2H agent and Sabah advocate. Buyers can search for available properties in Kota Kinabalu as a starting point after establishing the correct tier and budget.
Faye does not provide immigration, legal, financial, or tax advice. The programme requirements must be confirmed through a currently licensed Sabah MM2H company and the relevant authorities, while qualified Sabah professionals should review property eligibility and transaction documents.
Conclusion: Choose the Tier Before Choosing the Property
The right order is to confirm the programme tier, document the required funds, and understand the residence conditions before choosing a unit. This Sabah MM2H property guide shows why the property threshold is only one part of the commitment. The fixed deposit, government fees, agent charges, transaction expenses, and long holding period can all be equally important.
Silver offers the lowest entry point but limits the qualifying residence to high-rise properties and retains an offshore income requirement. Gold requires a much larger US-dollar deposit and a RM1 million residence. Platinum adds a USD1 million deposit, an RM2 million property, and a RM200,000 programme fee, while providing the broadest published career wording.
Because the official Sabah pages currently contain some inconsistencies, applicants should obtain dated written confirmation of the pass duration, banking arrangements, purchase timetable, and withdrawal procedure. The final decision should combine immigration compliance with a property that remains practical to own, maintain, and eventually replace or sell.
Disclaimer
This article provides general property and programme information current as of July 2, 2026. Sabah MM2H thresholds, fees, banking arrangements, pass durations, property rules, Immigration procedures, approved agents, and official interpretations can change. Public programme pages may also be corrected or replaced after publication.
This Sabah MM2H property guide is not immigration, legal, tax, financial, or investment advice. Applicants should confirm current requirements in writing with the Sabah MM2H One Stop Centre, a currently licensed Sabah MM2H company, Immigration, a qualified Sabah advocate, the selected bank, and other appropriate professionals before transferring money, placing a fixed deposit, or signing a property agreement.
