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Malaysia · Housing & Relocation

Renting in Malaysia

Partially verified Last verified June 15, 2026 Reviewed by Henry van de Vorming

Renting in Malaysia is a fast, English-language, contract-driven process: there is no dedicated residential tenancy act, so your rights and obligations are whatever the signed tenancy agreement says. Most long-term leases run 12 months, with an upfront "2+1+0.5" payment (two months' security deposit, one month's advance rent, and about half a month's utility deposit), plus a stamped agreement.

The rental basics

Typical lease
1 year
Deposit
2 mo rent
Furnished
Furnished common
Mid-term market
Strong mid-term market
Address registration
Not required

Agency fee: By industry convention the landlord pays the letting agent's commission (commonly around one month's rent for a 12-month tenancy; BOVAEP caps residential rental commission at one month's rent or 10% of the total rent, whichever is lower). The tenant typically pays the stamp duty (the agreement is taxable under the Stamp Act 1949 and stamped by LHDN) and a drafting/administration fee (often a few hundred ringgit, scaling with rent).

Your rights as a tenant

There is no specific residential tenancy act (one has been proposed but is not yet in force), so tenancies are governed by general law (Contracts Act 1950, the National Land Code and the Specific Relief Act 1950, plus the Distress Act 1951 for rent arrears), and protections depend heavily on the written agreement. Rent control was repealed (Control of Rent (Repeal) Act 1997, fully abolished in 2000), so rents are freely negotiated. A landlord generally cannot lawfully evict by cutting utilities or changing locks (self-help eviction is barred by the Specific Relief Act 1950); eviction is meant to go through proper legal process.

Good to know

  • Listings and tenancy agreements are commonly in English, making the market unusually accessible to newcomers.
  • Fully or partly furnished condos and serviced apartments are the norm, so you can often move in without buying furniture.
  • Strong, growing mid-term/serviced-apartment market (1-3 month furnished stays) suits nomads landing without a long lease.
  • Industry convention puts the agent's commission on the landlord, keeping the tenant's broker costs low.

Watch out for

  • No residential tenancy act means your rights hinge on the contract wording - read the deposit-refund, repair and early-termination clauses carefully before signing.
  • Deposit disputes are a common complaint; document the unit's condition with photos at move-in and confirm the refund timeline (often within ~30 days) in writing.
  • Expats should insist on a diplomatic/expat clause allowing early termination (typically 2-3 months' notice) if they must leave the country before the lease ends.
  • Verify the landlord actually owns the unit and that the agreement is stamped by LHDN (Inland Revenue) - an unstamped tenancy is harder to rely on as evidence in court.

Where to look

iPropertyPropertyGuruMudah.myEdgePropSPEEDHOME

Platforms are listed for orientation only — we don't endorse or rank them.

Renting in Malaysia: FAQ

Renting in Malaysia: FAQ

How much deposit do I need to rent in Malaysia?

Landlords typically ask for around 2 months of rent as a security deposit, on top of the first month upfront, plus any agency fee (by industry convention the landlord pays the letting agent's commission (commonly around one month's rent for a 12-month tenancy; bovaep caps residential rental commission at one month's rent or 10% of the total rent, whichever is lower). the tenant typically pays the stamp duty (the agreement is taxable under the stamp act 1949 and stamped by lhdn) and a drafting/administration fee (often a few hundred ringgit, scaling with rent).). Budget for that as a lump sum before you arrive.

Do I have to register my address in Malaysia?

Address registration isn't a general requirement for short-stay residents here, but check whether your specific visa or a bank needs proof of address.

Can I find furnished or short-term rentals in Malaysia?

Furnished common and the mid-term market nomads rely on is strong mid-term market. Start your search on iProperty, PropertyGuru, Mudah.my.

Sources