Calculator
How much cash do I need to move in?
Deposits, advance rent and stamp duty, added up. Uses the stamp duty rates for tenancy agreements signed from 1 January 2025.
Estimated cash needed to move in
RM0
- Security deposit
- RM0
- Utility deposit
- RM0
- Advance rent
- RM0
- Stamp duty (to LHDN)
- RM0
- Access card deposit
- RM0
- Agreement & stamping fee
- RM0
- SST on fee
- RM0
- Agent fee
- RM0
- Total
- RM0
Stamp duty is a government tax and is the same whoever stamps your agreement. The agreement & stamping fee is a fixed disbursement charged through the agency.
Refundable at the end of your tenancy (if there's no damage or unpaid bills): RM0. Advance rent is used as your first month's rent.
Find homes at this rentHow the stamp duty is worked out
For tenancy agreements signed from 1 January 2025, stamp duty is charged on the full annual rent. The old exemption on the first RM2,400 no longer applies. Divide the annual rent by RM250 (rounding up any part), then multiply by the rate for your tenancy length:
| Tenancy length | Rate per RM250 of annual rent |
|---|---|
| Up to 1 year | RM1 |
| Over 1 year, up to 3 years | RM3 |
| Over 3 years, up to 5 years | RM5 |
| Over 5 years | RM7 |
There's a minimum of RM10, and each extra stamped copy costs RM10. The agreement must be stamped within 30 days of signing, or late penalties apply. More in the stamp duty guide.
Estimates only. Deposit amounts are agreed between you and the landlord. Stamp duty rules can change, so check the latest with LHDN (HASiL) before paying.
Why sign through a registered agency?
You can do it yourself. Signing through an agency protects the biggest sum you hand over: your deposit.
What's at stake
RM2,000 rent means RM5,000 in deposits. The agreement decides whether you get it back. The agreement & stamping fee is RM300 + SST, under 7% of that.
| Topic | Doing it yourself | With Fair Stay |
|---|---|---|
| Key terms | Easy to miss what matters | Refund deadline, repairs, inventory and exit terms agreed in writing |
| Negotiating terms | You and the landlord, face to face | I negotiate and put it in writing |
| Checking the landlord | Up to you | Ownership checked before you pay |
| Stamping | MyTax filing within 30 days. Penalties are yours | Done for you at the government rate |
| Move-in | Inventory often skipped | Signed inventory with dated photos |
| Accountability | None if a private arrangement goes wrong | Registered negotiator (REN 75496), regulated by LPEPH |
| After you move in | On your own | A WhatsApp away |
What tends to go wrong without it
- No refund deadline, so the deposit takes months, or never comes.
- The “landlord” doesn't own the unit.
- Unstamped agreement, unusable in court without a penalty.
- No inventory, so you can't dispute deductions.
Prefer to do it yourself?
That's fine. Follow the steps in How to stamp your agreement.
Want me to find your next home?
One-minute form. I shortlist, arrange viewings and go through the key terms with you.