By now, most of us have a broad picture of Belanjawan 2019, its highlights, and perhaps, have an opinion or two on who might be its victors and victims.

Personally, I am more interested in the property segment of the Budget as I am a property investor myself. From it, I have learnt the government is focusing on encouraging Rakyat who is in the low and middle income bracket and first-time homebuyers to purchase a property themselves. It is a positive move towards a higher home ownership rate among Malaysians in the future.

Among the measured announced, there is one, to me, that stood out the most. It is the imposition of 5% Real Property Gain Tax (RPGT) for gains received from disposal of properties after the fifth year of owning them. I believe, it impacts a lot more on long-term property investors over short-term speculators who gain from flipping properties. Ouch!

Regardless of what we think about it, good or bad, RPGT is now a concern to all property investors in Malaysia, myself included. I have downloaded the LHDN’s RPGT Guidelines and studied it. The document is only made available in Malay. No English translation is provided by LHDN at the point of writing.

In this article, I’ll summarize my findings from the RPGT Guideline. This writings would be confined to individual property investors who are either a citizen or a Permanent Resident (PR) of Malaysia. Therefore, here are 5 things you need to know about RPGT in Malaysia.


#1: What’s RPGT?

RPGT is a tax imposed on gains derived from disposal of properties in Malaysia. It includes both residential and commercial properties, estates, and empty plot of lands.

For example, if you bought an apartment for RM 250,000 and decided to sell it for RM 500,000, the profit of RM 250,000 is chargeable under RPGT. However, the formula to calculate your final amount of RPGT is not that straightforward. For a start, the formula is:


RPGT Payable = Net Chargeable Gain x RPGT Rate


#2: Rates of RPGT

The RPGT rates applicable is based on the number of years you own your piece of property. Previously, the RPGT rates are as followed:



Below 3 4 5 6 and Beyond
RPGT Rate 30% 20% 15%



Starting on 1 January 2019, the RPGT rates would be revised to:



Below 3 4 5 6 and Beyond
RPGT Rate 30% 20% 15%



RPGT 5% after 5 years

#3: Chargeable Gain

Chargeable gain is calculated based on the formula:


Chargeable Gain = Final Sales Proceeds – Final Purchase Costs


Final Sales Proceeds:

Let us start with the final sales proceeds. It is calculated by deducting allowable selling costs of the property from the agreed selling price of the property itself. These costs include renovation costs, legal fees, real estate agent’s commission and advertising fees incurred to sell the property.

From the example above, you sold your apartment for RM 500,000. You paid a total of RM 10,000 in commission to your agent for selling the property. Hence, your final sales proceeds would be RM 490,000.


Final Purchase Costs:

Meanwhile, the final purchase costs of your property is calculated by adding up allowable purchasing costs of the property from the agreed buying price of the property itself. These costs include stamp duties, valuation fees, legal fees, and real estate agent’s commission in relations to the purchase of your property.

From above, you bought the apartment for RM 250,000. In total, you have paid a total of RM 10,000 in allowable costs for the purchase of your property. Thus, your final purchase costs would be RM 260,000.

Thus, your chargeable gain is RM 230,000 (RM 490,000 – RM 260,000).

#4: RPGT Exemptions

There are several RPGT exemptions available for us to take advantage of which include:


Exemption 1: Personal Residence

You are entitled for a RPGT exemption after disposing a residential property for once in your lifetime. Please use it wisely. It is advisable to utilize this once in a lifetime exemption on higher priced properties over lower priced properties to maximize your amount of tax savings.

If you decide to utilize it, you are not liable to pay RPGT on the chargeable gain of RM 230,000.


Exemption 2: RM 10,000 or 10% of Chargeable Gain

If you decide not to utilize the once in your lifetime RPGT exemption, then, you may utilize a RPGT exemption where the sum is higher of RM 10,000 or 10% of your chargeable gain.

In your case where the chargeable gain is RM 230,000, your RPGT exemption is RM 23,000 (10% of RM 23,000) as it is higher than RM 10,000. Hence, your net chargeable gain is RM 207,000 (RM 230,000 – RM 23,000).


Net Chargeable Gain

= Chargeable Gain – Higher of RM 10,000 or 10% of Chargeable Gain


Exemption 3: Transfer of Ownership as a Gift

This is applicable to property owners who intend to transfer ownership of their properties as a gift to their family members. It is confined to husband and wife, parents and children, and grandparents and grandchildren only.

#5: Allowable Losses

Allowance losses occurred when the final sales proceeds of a property is lower than the seller’s final purchase costs. According to the RPGT Guideline, a seller is allowed to deduct allowable losses if he disposes his property within 5 years after he purchased the property from his net chargeable gain.

For instance, if you have sold another property at a loss of RM 20,000, let’s say two years ago, you can offset the RM 20,000 in allowable loss against your net chargeable gain of RM 207,000. Thus, your final chargeable gain is RM 187,000 (RM 207,000 – RM 20,000).


Final Chargeable Gain

= Net Chargeable Gain – Allowable Losses (If any)



Starting in 1 January 2019, RPGT would be a reality to all homeowners and real estate investors across Malaysia. I think, it is helpful for us to learn about RPGT and its implications to us as property owners. Thus, I would leave you with two materials which are helpful for you to get familiarised with RPGT.



LHDN’s RPGT Guideline


Loanstreet’s RPGT Calculator



Ian Tai
Ian Tai

Ian Tai is the founder of, a platform that empowers retail investors to build wealth through ownership of fundamentally solid stocks. It is an essential tool that sifts out stocks that grow profits consistently from a database of over 900+ stocks listed mainly in Malaysia.

    30 replies to "5% Hike in Real Property Gain Tax (RPGT) in Malaysia 2019"

    • KL Wok

      Hi, thanks for the good explanation and illustration. Can you also explain in the case of inherited properties sold within and beyond 5 years? What are the conditions and RPGT rate and calculation? Are there any exemption?

    • Dev

      Well done Ian on your blog site.
      Since we are nearing the end of 2018, will LHDN take the signing date of SPA or stamping date to enforce the new RPGT rates.

    • Sue

      My question:-
      1) Does it mean if I sell my property in 2019, I need to pay 5% RGPT eventhough its more than 5 years?

      2) Will I be exempted from RGPT becoz this is disposal of one residential property once in a lifetime?

    • Ian Tai

      Hi Simon, first and foremost, I’m not a lawyer. As for the once-in-a-lifetime exemption, I am quoting from Page 23 of the Garis Panduan Cukai Keuntungan Harta Tanah. Please refer to Note 10.2 (a). Please enlighten all if I have, in anyway, misquote or written the article above in a misleading way. Thanks. Ian.

    • Simon Chow

      My lawyer just told me that the once in a lifetime exemption is not in the RGPT Act schedule of exemptions. His legal assistant also checked with the local (Ipoh) LHDN officers and none can confirm the once in lifetime exemption. Please can you give me the legal provision for this lifetime exemption?

    • Adi Tan

      Question on RGPT. My mum left an old bungalow in PJ for me and siblings and I am administrator. We plan to sell the house. The profit should be around RM2m or as the house was bought over 20 years ago. Is it still possible to claim exemption for RM230,000 for my mum who is not around to make the claim ??

    • Alan Ting

      My father has 1 pc of plantation land (20 acres) which more than 35 years. last time he bought only RM10K per acre so the total value is RM200K
      If he dispose RM130k acre in 2019. The RPGT is 5% of RM2.6 million for 20 acres?

      Seek for your advise

    • Li

      One question, my father passed away without and will. The house is under his name and my uncle. Now I am the administrator of the house, with my uncle’s name in it 50-50 sharing. LA already obtained from the court. We just sold the house but my name haven’t transfer yet. My uncle’s name in it is more than 10 years but I as a administrator only 3 years plus. In this case what is the percentages of the gain tax I have to pay?

    • Sangelica

      Another question…Are Soho units entitled to the once in @ lifetime RPGT exemption coz it’s under commercial but can be used as residence as well. Thank you

    • Evon Moo

      Hi The Final purchase cost can add in renovation cost or not? like expenses to do the plaster ceiling, kitchen cabinets?

      • Ian Tai

        I believe the answer is yes.

    • Ethan

      RPGT is exempted for properties of price below RM200k. Is this referring to the Purchased Price (then) or the Selling Price (now)?

    • Sangelica

      If I have a property under joint name & also a property under my own name. If I sell the property under joint name, the two joint names are eligible for once a lifetime exemption right? But if I choose to sell the one under my own name , is the joint owner entitled to her exemption & I am not?

      • Ian Tai

        I believe, she is entitled and you may not be. Best to check with your tax advisor. 🙂 Ian.

      • Sangelica

        Thank you for your reply

    • Susan

      Thanks for the article, is helpful!
      How do you think the 5% RPGT will really affect the property market in 2019? Will prices go even higher as sellers would try to price in the 5%, or it will drive rental market more

      • Ian Tai

        I think, the impact of RPGT would be temporary until all of us get used to it. In the short run, it may discourage people from selling their property and encourage people to hold onto them. Ian.

    • Ian Tai

      It follows the SPA date, Ian.

    • Andy

      I’m selling off my 6 year old property now whereby the SPA is dated Nov, 2018. The completion date is in Feb 2019, am I still be liable for 5%?

    • Thian

      Hi, can we reduce the chargeable gain with the bank interest that we had paid? Interest paid is also part of the cost.

      • Ian Tai

        Hi Thian, the answer, I believe, is nope. Bank interest is not included as an expense that can be used to deduct chargeable gain of disposal of a property. Regards, Ian.

    • Randeep Singh

      This impacts property sold after 1/1/2019. But what if, I’m in process of selling 8 year old property now where SPA is dated 2018. In instance that entire process only completes in Jan 2019, am I still be liable for 5%?

      • KCLau

        It follows the SPA date

    • Allan

      Thank you for such a comprehensive article!
      I’m guessing a lot of property investors will try to sell off their 6+ years by year end then before RPGT kicks in.

    • Jane

      Thank you for your sharing in RPGT. Can i say that if i sell my property in the 6th year, my tax payable is not needed. This is because RPGT is 5% of chargeable gain but I also entitle for an exemption of higher of 10k or 10% of my chargeable gain. The exemption of 10% is still higher than 5% tax?

      • Ian Tai

        Hi Jane … Thanks for the feedback. Sorry to disappoint. The answer is only not needed if you choose to use your once-in-your-lifetime exemption on the property. However, if you choose not to, then, the computation is: (1) calculate your net chargeable gain, let’s say RM 200,000. (2) deduct 10% from it, let’s say RM 20,000. As RM 20,000 is higher, so we use RM 20,000. Thus, your final chargeable gain is RM 180,000 (3) If you sell your property on the 6th year onwards, the RPGT applicable is 5% of RM 180,000 which is RM 9,000. Regards, Ian.

        • Yee

          Hi, my mom bought a property in year 1994. On 1/1/2013, she transferred the property to me. Therefore, there is no SPA involved. I’m planning to sell off the property in year 2019. With the new RGPT rate of 5%, how is LHDN will be calculating my Purchase Cost?

    • Alexander Ang Chee Chao

      Thanks for the sharing and effort Ian! Appreciate that.

      I got a question, does this 5% RPGT only take effect for those who purchase or invest property starting from 2019? What about those that who purchased or invested before 2019. Does this RPGT comes into effect?

      • Ian Tai

        Thanks Alex. I believe it applies to anyone regardless of when you purchased your property, before or after 2019. Ian.

        • Brandon Lee

          It’s quite painful, if I’m selling a 10 yrs old landed property at 800k which I bought it at 400k. The tax gain on 400k x 5% = rm20,000. ?

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