Renting in KL in 2026: Deposits, Tenancy Agreements and the New Stamp Duty Rules

Renting a condo in Kuala Lumpur is simple once you know the conventions. The upfront cost surprises many first-time tenants, and since 1 January 2026 the way tenancy agreements are stamped has changed. Here is what both tenants and landlords need to know.

What you pay upfront

For a typical KL condo, expect to pay these before you get the keys:

On a RM5,000-a-month unit, that is roughly RM17,500–RM20,000 on move-in day. Deposits and terms are negotiable, especially for longer leases or corporate tenants.

Tenancy stamp duty: what changed in 2026

Two things changed from 1 January 2026:

1. The RM2,400 exemption is gone. Duty is now charged on the full annual rent.
2. Stamping moved to self-assessment. Tenancy agreements are now stamped through e-Duti Setem on MyTax, under Phase 1 of the Stamp Duty Self-Assessment System.

The rates are unchanged, charged for every RM250 of annual rent:

Example: at RM5,000 a month (RM60,000 a year), a 1-year lease costs RM240 in stamp duty and a 2-year lease costs RM720. Each extra copy is RM10.

The agreement must be stamped within 30 days of signing. Late stamping carries a penalty of RM50 or 10% of the duty, whichever is higher (within 3 months), rising to RM100 or 20% after that. By law the tenant is liable for the original, but many landlords and tenants agree to share it — write down whatever you agree.

Clauses worth reading twice

• Diplomatic or break clause: lets an expat tenant end the lease early after a minimum period (often 12 months) if transferred out of Malaysia, usually with 2 months' notice.
• Renewal option: whether you can renew and how the new rent is decided.
• Repairs: who pays for what — typically the tenant handles small repairs up to an agreed amount, and the landlord handles structural items and major appliances.
• Deposit refund timeline: how many days after move-out, and what can be deducted.
• Inventory list and photos: attach them to the agreement so the move-out inspection is not a debate.

Tips for landlords

1. Present the unit well. Good furnishing and a professional clean make a real difference to rent in areas such as Mont Kiara.
2. Verify the tenant: passport or IC, employment letter or pass, and the company for corporate leases.
3. Stamp the agreement on time — an unstamped agreement cannot be used as evidence in court until the duty and penalty are paid.

Looking for a rental, or a tenant for your unit? Browse our rental listings or WhatsApp us.