Tenancy Agreement Stamp Duty Calculator Malaysia 2026
For a quotation (including disbursements) and to confirm your tenancy details, please contact The Law Chambers of Gurvin.
Show rates used
Tenancy Legal Fee (Scale)
- RM1,000/month and below: RM300
- Thereafter: add RM150 per RM500 increment (i.e. RM300 per RM1,000)
Stamp Duty (Tenancy)
- Annual rental = Monthly rental × 12
- First RM2,400 of annual rental is exempted
- Then every RM250 (or part thereof) of the balance is charged at:
- Less than 1 year: RM1 per RM250
- 1 to 3 years: RM2 per RM250
- Exceeding 3 years: RM4 per RM250
- Additional copy/copies: RM10 per copy
Breakdown (After Calculation)
- Monthly Rental Used: RM 0.00
- Annual Rental: RM 0.00
- Exempted Amount: RM 2,400.00
- Chargeable Balance: RM 0.00
- Rate Applied: RM 0 / RM250
Use our Tenancy Agreement Stamp Duty Calculator Malaysia to estimate the stamp duty payable on a tenancy or rental agreement based on the monthly rental and duration of the tenancy.
Our tenancy agreement calculator 2026 also provides an estimate of the legal fees for preparing a tenancy agreement based on the applicable scale under the Solicitors’ Remuneration Order 2023 (SRO 2023).
Simply enter the monthly rental and tenancy period into the calculator above to obtain an immediate estimate of the applicable tenancy agreement stamp duty and legal fees.
The calculation is provided as a general guide only. The actual stamp duty and legal fees may differ depending on the terms of the tenancy agreement, additional consideration, the nature of the premises and applicable statutory requirements.
Disclaimer: This calculator is provided for general estimation purposes only and should not be treated as legal advice. Actual costs may vary depending on the tenancy terms, applicable regulations and disbursements.
What Does the Tenancy Agreement Calculator Calculate?
Our tenancy calculator 2026 is designed to help landlords and tenants estimate two common costs associated with a tenancy agreement in Malaysia:
- tenancy agreement stamp duty; and
- estimated tenancy agreement legal fees.
These are separate costs.
Stamp duty is imposed on the relevant instrument under the Stamp Act 1949, while legal fees relate to professional legal work undertaken in preparing and completing the tenancy agreement.
The calculator may be used as an initial guide for residential and commercial tenancies, including houses, condominiums, apartments, offices and shop lots.
Tenancy Agreement Stamp Duty in Malaysia
A tenancy agreement is an instrument that may be subject to stamp duty under the Stamp Act 1949.
Under Item 49 of the First Schedule to the Stamp Act 1949, the stamp duty payable for an ordinary lease or agreement for lease without a fine or premium depends principally on the annual rental and duration of the tenancy.
Where the average annual rent does not exceed RM2,400, no duty is imposed under the ordinary Item 49(a) scale.
For every RM250 or part thereof of annual rent exceeding RM2,400, the ordinary rates are generally:
| Tenancy Period | Stamp Duty Rate |
|---|---|
| Not exceeding 1 year | RM1 for every RM250 or part thereof |
| More than 1 year but not exceeding 3 years | RM2 for every RM250 or part thereof |
| More than 3 years or for an indefinite period | RM4 for every RM250 or part thereof |
This means that tenancy agreement stamp duty Malaysia is not calculated solely from the monthly rental. The duration of the tenancy is also relevant.
Our tenancy agreement stamp duty calculator applies the rental amount and tenancy period entered to provide an initial estimate.
For official information concerning Malaysian stamp duty, users should refer to the Lembaga Hasil Dalam Negeri Malaysia (LHDN/HASIL) guidance on stamp duty.
How to Calculate Stamp Duty for a Tenancy Agreement
A common question from landlords and tenants is how to calculate stamp duty for a tenancy agreement in Malaysia.
Consider a tenancy with the following terms:
Monthly rental: RM3,000
Annual rental: RM36,000
Tenancy period: 2 years
For an ordinary tenancy falling within Item 49(a), the first RM2,400 of average annual rent falls within the nil band.
Therefore:
RM36,000 − RM2,400 = RM33,600
The balance is calculated in units of RM250 or part thereof:
RM33,600 ÷ RM250 = 134.4
Because the statutory calculation refers to every RM250 or part thereof, this becomes 135 units.
For a tenancy exceeding one year but not exceeding three years, the ordinary rate is RM2 per RM250 or part thereof.
Therefore:
135 × RM2 = RM270
The estimated tenancy agreement stamp duty in this example is therefore RM270, subject to the actual instrument and applicable law.
Instead of calculating this manually, you can use our Tenancy Agreement Stamp Duty Calculator Malaysia above.
How Does a Stamp Duty Tenancy Agreement Calculator Work?
A stamp duty tenancy agreement calculator estimates the duty payable by applying the rental amount and duration of the tenancy to the relevant Malaysian stamp duty rates.
For example, the calculator first determines the annual rental from the monthly rent entered. It then takes into account the applicable RM2,400 threshold and the rate corresponding to the duration of the tenancy.
This provides landlords and tenants with a quick estimate of the potential stamping cost before proceeding with the formal stamping process.
The amount displayed by an online calculator should nevertheless be treated as an estimate because the actual duty depends on the terms and nature of the instrument.
LHDN Tenancy Agreement Stamp Duty Calculator and Stamping in 2026
Stamp duty in Malaysia is administered by Lembaga Hasil Dalam Negeri Malaysia (LHDN/HASIL).
From 1 January 2026, Malaysia commenced the Stamp Duty Self-Assessment System (STSDS) in phases, with tenancy and lease instruments included in the first phase.
The former STAMPS system was discontinued at the end of 2025. Stamp duty processes are now conducted through the e-Stamp Duty system via the MyTax portal.
Under the self-assessment system, taxpayers or their authorised representatives are responsible for determining the appropriate instrument category, providing accurate information and attending to the required stamp duty.
Our LHDN tenancy agreement stamp duty calculator is an independent estimation tool and is not an official LHDN calculator.
Landlords and tenants looking to calculate tenancy agreement stamp duty online may use our calculator for an initial estimate before proceeding with the official stamping process through LHDN/HASIL.
For current stamping procedures, payment requirements and official information, users should refer directly to the LHDN/HASIL Stamp Duty portal and MyTax.
When Should a Tenancy Agreement Be Stamped?
A tenancy agreement that is liable to stamp duty should be stamped within the applicable statutory period.
Generally, an instrument executed in Malaysia should be presented for stamping within 30 days from the date of execution. Different timing provisions apply to instruments executed outside Malaysia and subsequently received in Malaysia.
Late stamping may result in a penalty.
Landlords and tenants should therefore avoid leaving a signed tenancy agreement unstamped for an extended period.
The current stamping procedures, payment requirements and penalties can be checked through the official LHDN/HASIL Stamp Duty resources.
Tenancy Agreement Legal Fees Calculator Malaysia
Tenancy agreement stamp duty should not be confused with the solicitor’s professional fee for preparing a tenancy agreement.
Legal fees for leases and tenancies involving immovable property are governed by the Second Schedule of the Solicitors’ Remuneration Order 2023.
For a tenancy where the monthly rental is RM10,000 or less, the prescribed scale fee is:
30% of the monthly rent, subject to a minimum fee of RM500.
For monthly rental exceeding RM10,000, the applicable scale is:
a minimum of 15% but not exceeding 25% of the monthly rent.
For example, if the monthly rental is RM3,000:
RM3,000 × 30% = RM900
The estimated scale legal fee would therefore be RM900, subject to the applicable provisions of the SRO 2023.
Our tenancy agreement legal fees calculator and tenancy legal fees calculator provide an initial estimate based on the rental amount entered.
The Malaysian Bar publishes the current Solicitors’ Remuneration Order 2023, which sets out the applicable remuneration framework for leases and tenancies.
What May Be Treated as Rent for Legal Fee Purposes?
The amount described as monthly rent may not necessarily be the only consideration relevant when calculating legal fees.
Under the Second Schedule of the SRO 2023, consideration payable under a lease or tenancy agreement other than rent — including certain service charges or charges for furniture and fixtures — may be treated as rent when determining the solicitor’s remuneration.
Where varying rental applies and the amount can be determined when the agreement is executed, the SRO 2023 also contains provisions concerning the rental figure upon which remuneration is calculated.
The result produced by a tenancy agreement legal fees calculator Malaysia should therefore be treated as an estimate where the tenancy contains additional consideration or a more complex rental arrangement.
Tenancy Agreement vs Lease: Why Does the Difference Matter?
The SRO 2023 separately identifies leases and tenancies and prescribes different scales of legal fees.
For a tenancy with monthly rent of RM10,000 or less, the prescribed scale is 30% of monthly rent, subject to a minimum fee of RM500.
For a lease with monthly rent of RM10,000 or less, the Second Schedule instead prescribes 60% of monthly rent, subject to a minimum fee of RM1,000.
Accordingly, the legal fee generated by a simple tenancy agreement calculator should not automatically be applied to every lease.
The nature, duration and terms of the particular arrangement should be considered before determining the applicable legal fee.
Rental Stamp Duty Calculator Malaysia
The phrases rental stamp duty calculator and rental stamp duty calculator Malaysia are commonly used when landlords or tenants want to estimate the cost of stamping a rental agreement.
For Malaysian immovable property, this generally concerns the stamp duty payable on the relevant tenancy or lease instrument under the Stamp Act 1949.
Whether the premises are a condominium, apartment, landed house, office or shop lot, the calculation depends on the contents of the instrument, rental consideration and duration rather than simply the type of property.
Our rental stamp duty calculator Malaysia therefore provides an initial estimate before the agreement proceeds through the appropriate LHDN stamping process.
Why Should a Tenancy Agreement Be Properly Stamped?
Stamping a tenancy agreement should not be regarded merely as an administrative formality.
The Stamp Act 1949 contains provisions affecting instruments that are not duly stamped, including their admissibility in evidence, subject to the statutory provisions permitting the required duty and any applicable penalty to be paid.
This may become particularly important where a landlord and tenant subsequently become involved in a dispute concerning matters such as:
- unpaid rent;
- security or utility deposits;
- damage to the premises;
- early termination;
- breach of tenancy conditions; or
- recovery of possession.
A properly drafted tenancy agreement also provides documentary evidence of the agreed rental, tenancy period, deposits, responsibilities, termination provisions and other contractual obligations.
Tenancy Stamp Duty Calculator 2026 for Kuala Lumpur and Selangor
Our tenancy stamp duty calculator 2026 may be used to obtain an initial estimate for tenancy agreements involving properties throughout Malaysia, including Kuala Lumpur , Selangor and Negeri Sembilan.
The Law Chambers of Gurvin is based in Kuala Lumpur and assists landlords and tenants with residential and commercial tenancy documentation involving properties in areas such as Setapak, Wangsa Maju, Mont Kiara, Bangsar, Cheras, Sentul, Kepong, Petaling Jaya, Subang Jaya, Shah Alam, Seremban, Klang and other parts of Kuala Lumpur and Selangor.
The applicable stamp duty framework is governed by Malaysian law and does not change merely because a property is situated in a particular Malaysian city or state. However, the contractual terms and circumstances of individual tenancies may differ.
Frequently Asked Questions
How much is tenancy agreement stamp duty in Malaysia?
For an ordinary tenancy falling under Item 49(a) of the First Schedule to the Stamp Act 1949, duty is calculated on average annual rent exceeding RM2,400. The ordinary rates are RM1 for every RM250 or part thereof for a term not exceeding one year, RM2 for a term exceeding one year but not exceeding three years, and RM4 for a term exceeding three years or an indefinite period.
How do I calculate stamp duty for a tenancy agreement?
Determine the annual rent and deduct the RM2,400 threshold under the ordinary Item 49(a) calculation. Divide the remaining amount by RM250 and round any remaining part up to the next unit. The applicable RM1, RM2 or RM4 rate is then determined by the duration of the tenancy.
Where do I stamp a tenancy agreement in Malaysia in 2026?
From 1 January 2026, the stamping process is conducted through the e-Stamp Duty system via the MyTax portal. Tenancy and lease instruments are included in the first phase of Malaysia’s Stamp Duty Self-Assessment System.
Is this an official LHDN tenancy agreement stamp duty calculator?
No. This is an independent calculator provided for estimation purposes. Official self-assessment, submission, stamping and payment should be carried out through the applicable LHDN/HASIL system.
Can I calculate tenancy agreement stamp duty online?
Yes. You can use our calculator to obtain an initial estimate of tenancy agreement stamp duty online based on the monthly rental and duration entered. Formal stamping and payment should subsequently be completed through the applicable LHDN/HASIL process.
How much are tenancy agreement legal fees in Malaysia?
Under the Second Schedule of the SRO 2023, for a tenancy with monthly rent of RM10,000 or less, the prescribed scale fee is 30% of monthly rent subject to a minimum of RM500. For monthly rent exceeding RM10,000, the prescribed scale is a minimum of 15% but not exceeding 25% of monthly rent.
Is tenancy agreement stamp duty the same as legal fees?
No. Stamp duty is imposed under the Stamp Act 1949, whereas legal fees are professional remuneration for legal work and are governed by the applicable provisions of the Solicitors’ Remuneration Order 2023.
Can I use the tenancy agreement calculator for Kuala Lumpur and Selangor?
Yes. The tenancy agreement calculator 2026 can provide an initial estimate for Malaysian tenancy agreements, including properties in Kuala Lumpur, Selangor and other parts of Malaysia. The final amount depends on the actual terms and circumstances.
Does the tenancy stamp duty calculator apply to a lease?
Care should be taken because a lease and tenancy may attract different legal-fee treatment under the SRO 2023. Stamp duty also depends on the actual instrument. A lease should therefore not automatically be treated as an ordinary tenancy for all calculation purposes.
Tenancy Agreement Legal Services in Kuala Lumpur
An online Tenancy Agreement Stamp Duty Calculator Malaysia can help estimate the potential stamp duty and legal fees, but it cannot determine whether the terms of a tenancy agreement adequately protect the landlord or tenant.
The Law Chambers of Gurvin’s Conveyancing Lawyer assists with the drafting, review, renewal and termination of tenancy agreements, as well as tenancy-related disputes.
A properly prepared tenancy agreement should address important matters including the rental period, security and utility deposits, payment obligations, maintenance and repairs, permitted use, renewal, early termination, breach and recovery of possession.
Use our tenancy agreement stamp duty calculator 2026 above for an initial estimate. If you require assistance with the tenancy agreement itself, you may contact our Kuala Lumpur office for advice based on the actual property and proposed tenancy terms.
Disclaimer: The calculator and information on this page are provided for general information and estimation purposes only and do not constitute legal, tax or financial advice. Stamp duty, legal fees, penalties, exemptions, procedures and statutory requirements may change or depend on the terms of the particular instrument.