State Consent is the written approval of the Johor State Authority that a foreigner needs before a property transfer can be registered. It is the slowest and most important step for foreign buyers.
What it is
Under Section 433B of Malaysia's National Land Code, every property acquisition by a foreign interest needs state authority approval. Land is a state matter, so each state sets its own rules and minimum prices. In Johor the authority is the State Authority (Pihak Berkuasa Negeri).
Who applies?
Your lawyer files the application, usually after the sale and purchase agreement is signed and stamped. You provide your passport and other documents the lawyer asks for. Always use a Malaysian lawyer who has handled foreign-buyer purchases.
How long does it take?
Sources do not agree, which is itself a warning. Some law and property firms quote about 1–3 months, others 3–6 months, and a few say up to 6 months or more. A sensible plan is 3–6 months from accepted offer to completion on a resale, and for a new project the developer's completion schedule also applies. Ask your lawyer for a written timeline, and do not plan a move-in date or a rental start around the fastest case.
What does it cost?
Johor charges a state levy on foreign acquisitions. Our calculator assumes 3% of the price (reported to be effective from 1 July 2025), and a minimum of RM50,000 for approved sub-RM1 million purchases. The rate and minimum are set by the state and can change, so confirm with your lawyer. This levy sits on top of the 8% stamp duty on transfer for foreign buyers.
Common mistakes
- Signing before checking that the unit and price are open to foreigners.
- Not budgeting for the waiting time, then missing a loan or rental deadline.
- Relying on the word "freehold" instead of checking title category and restrictions.
- Not asking what happens to your deposit if consent is refused. Ask your lawyer to explain the SPA conditions.
Your checklist
- Confirm eligibility in writing.
- Appoint a lawyer experienced with foreign buyers.
- Prepare the documents early.
- Keep funds ready for the levy and duty.
- Ask for the expected timeline in writing.
州政府批准（State Consent）是柔佛州政府的书面批准，外国人必须取得它，房产过户才能登记。这是外国买家最慢、也最重要的一步。
它是什么
根据马来西亚《国家土地法典》第 433B 条，外国人取得房产必须获得州政府批准。土地属于州政府管辖，所以每个州有自己的规定和最低价。在柔佛，批准机构是州政府（Pihak Berkuasa Negeri）。
谁来申请？
由你的律师提交申请，通常在买卖合约签好并缴付印花税之后。你需要提供护照和律师要求的其他文件。请务必找处理过外国买家交易的马来西亚律师。
要多久？
各来源的说法不一致，这本身就是个提醒。有律师行和地产公司说大约 1–3 个月，有的说 3–6 个月，也有的说最长 6 个月以上。比较稳妥的规划是：转售单位从接受报价到完成交易约 3–6 个月；新楼盘还要看发展商的完工进度。请律师给你书面时间表，不要按最快的情况去安排入住或出租日期。
要花多少钱？
柔佛对外国人购买征收州征费。我们的计算器假设为房价的 3%（据报道自 2025 年 7 月 1 日起生效），获准低于 RM100 万的购买最低 RM50,000。税率和最低额由州政府决定，可能变动，请向律师确认。这笔征费是在外国人 8% 过户印花税之外另加的。
常见错误
- 没确认单位和价格是否开放给外国人就签约。
- 没预留等待时间，结果错过贷款或出租的期限。
- 只看「永久地契」，没有核对地契类别和限制。
- 没问清楚如果批准被拒，订金怎么处理。请律师解释买卖合约的条件。
你的清单
- 书面确认资格。
- 委托熟悉外国买家的律师。
- 提早准备文件。
- 备好征费和印花税的资金。
- 要求书面的预计时间表。