Stamp Duty Tenancy Agreement Calculator Malaysia (2026 New Rates)
Stamp duty on tenancy agreements is a legal requirement in Malaysia — without it, your tenancy agreement cannot be used as evidence in court. Under the Finance Act 2024, rates changed, the RM2,400 exemption was removed, and the STAMPS portal was replaced by e-Duti Setem via MyTax from 1 January 2026. Use the stamp duty tenancy agreement calculator below for your exact figure.
Stamp Duty Tenancy Agreement Calculator 2026 Rates
Tenancy Agreement Stamp Duty Calculator (2026)
Current Stamp Duty Rates (Finance Act 2024)
The Finance Act 2024 revised rates effective January 2025. Two key changes: rates increased for tenancies over 1 year, and the RM2,400 annual rent exemption was removed entirely.
| Tenancy Duration | New Rate (Jan 2025) | Old Rate (pre-2025) |
|---|---|---|
| 1 year or less | RM1/RM250 | RM1/RM250 |
| Over 1 year, up to 3 years | RM3/RM250 | RM2/RM250 |
| Over 3 years, up to 5 years | RM5/RM250 | RM4/RM250 |
| Over 5 years | RM7/RM250 | RM4/RM250 |
Worked Examples (2026 Rates)
How much you actually pay across the four duration bands. Formula: ceil(annual_rent / 250) × duration_rate. First copy only — add RM10 per additional copy.
| Monthly Rent | Annual Rent | 1 Year (RM1/RM250) | 1–3 Years (RM3/RM250) | 3–5 Years (RM5/RM250) | Over 5 Years (RM7/RM250) |
|---|---|---|---|---|---|
| RM600 | RM7,200 | RM29 | RM87 | RM145 | RM203 |
| RM800 | RM9,600 | RM39 | RM117 | RM195 | RM273 |
| RM1,200 | RM14,400 | RM58 | RM174 | RM290 | RM406 |
| RM1,500 | RM18,000 | RM72 | RM216 | RM360 | RM504 |
| RM2,000 | RM24,000 | RM96 | RM288 | RM480 | RM672 |
| RM2,500 | RM30,000 | RM120 | RM360 | RM600 | RM840 |
| RM3,500 | RM42,000 | RM168 | RM504 | RM840 | RM1,176 |
| RM5,000 | RM60,000 | RM240 | RM720 | RM1,200 | RM1,680 |
How to Pay — e-Duti Setem via MyTax (2026)
The STAMPS portal was decommissioned on 31 December 2025. From 1 January 2026, all tenancy agreement stamp duty must be paid via e-Duti Setem at mytax.hasil.gov.my.
- Log in to MyTax using MyDigital ID or your LHDN registered account.
- Select Duti Setem → Perjanjian Sewa from the main menu.
- Enter property and tenancy details — rent amount, duration, address.
- Review the calculated stamp duty — computed automatically at current rates.
- Pay via FPX or debit/credit card — processed instantly.
- Download your e-stamp certificate — legally equivalent to a physical stamp, admissible in court.
You must stamp within 30 days of the date the agreement is signed. After 30 days, penalties apply. If you need to transfer TNB utilities after moving in, see our guide on TNB change of tenancy.
Penalties for Late or Unstamped Agreements
An unstamped TA may be inadmissible as evidence in Malaysian courts until the duty and any applicable penalty are paid. If your tenant stops paying and you take legal action, stamping defects can delay or weaken enforcement. Late stamping also triggers financial penalties:
| Situation | Penalty |
|---|---|
| Stamped within 3 months after the stamping deadline | RM50 or 10% of the deficient duty, whichever is higher |
| Stamped more than 3 months after the stamping deadline | RM100 or 20% of the deficient duty, whichever is higher |
| Never stamped | The agreement may be inadmissible in court until duty and any penalty are paid |
A RM1,500/mo tenancy costs just RM72 to stamp for one year. The risk of an unstamped agreement — losing a court case over unpaid rent — costs far more. See our guide on eviction laws in Malaysia for what happens when things go wrong.
Skip the Calculator — One Flat Fee with SPEEDSIGN
If calculating stamp duty, navigating MyTax, and coordinating e-signing feels like too many steps — SPEEDSIGN bundles all of it. One flat fee covers an AI-generated tenancy agreement, e-signing, legal review, and stamp duty included. Get your TA sorted with SPEEDSIGN →
Also useful: how to screen tenants legally, zero deposit rental option, security deposit rules Malaysia, and declaring rental income to LHDN.
Next step: tenancy agreement fees guide | tenancy agreement guide | how to stamp a tenancy agreement online.
Frequently Asked Questions
Is stamp duty compulsory for all tenancy agreements in Malaysia?
Yes. All written tenancy agreements must be stamped regardless of rental amount or duration. An unstamped agreement is not admissible as evidence in court.
What happened to the RM2,400 stamp duty exemption?
The exemption was removed under Finance Act 2024, effective January 2025. The full annual rent is now subject to stamp duty from the first ringgit — there is no longer a free tier.
What is e-Duti Setem and where do I access it?
e-Duti Setem is LHDN's online stamp duty portal, now accessed through MyTax at mytax.hasil.gov.my. It replaced the old STAMPS portal from 1 January 2026. You need a MyDigital ID or LHDN account to log in.
How many copies need to be stamped?
Typically two — one for landlord, one for tenant. The first copy is stamped at the full calculated rate. Each additional copy is a flat RM10.
What is the penalty for not stamping?
Late stamping within 3 months after the deadline incurs RM50 or 10% of the deficient duty, whichever is higher. More than 3 months late incurs RM100 or 20%, whichever is higher. An unstamped agreement cannot be used to recover unpaid rent or enforce tenancy terms in court.
What to do after calculating stamp duty
Where this fits in your tenancy: calculate first, then sign. After you know the stamp duty cost, the online stamping walkthrough shows the e-Duti Setem flow step by step. For BM tenants, see cara setem perjanjian sewa. Once stamping is done, your tenancy agreement is enforceable in court.
Hi would like to know if i only rent a room Rm1100 monthly, the landlord charge me tenancy agreement fees rm354.00, the unit got 4 rooms, its charge all individually i think. so am i need to pay that much?
Hi mdm chen,
It is possible to be this amount considering it is RM1100 monthly. The agreement + stamp duty charges is around RM319 in total, adding up other payable fees like SST, legal fees and if you need extra copies which is around RM10 per copy. If you would like to know how this figure came up, you can read more about it here:
https://speedhome.com/blog/tenancy-agreement-charges-in-malaysia/
your 1 room rental is so expensive. Mind to share where do u rent a room? Center of KL?
my unit in Bukit Jalil (new high end condo) just Rm1600-1700.
We rent 4 bed unit. Landlord says we have to pay 1000rm stamping fee. This is not correct according to your calculator. How can we appeal this?
Stamping fee for residential rental takes two factors into consideration. First is duration of agreement second is annual rent in excess of RM2,400. Your stamping fee will be RM1000 if you renting for 2 years at the rate of RM10k/mo. recommend using SPEEDHOME for your next tenancy. Our tenancy agreement and stamping fee is at a flat rate of RM399/yearly. Payments breakdown are made transparent too. Good luck!
can owner directly go to LHDN to get the tenancy agreement stamped without dealing with REN?
Yes you may. It’s just usually there is a long queue in the LHDN office and people would choose to let others handle for them. In SPEEDHOME, we do the stamping for you! Landlord only has to pay RM10 stamping fee.
I rent a house RM 1800
How much tenancy agreement and stamp duty?
Hello, thank you for reaching out to us, SPEEDHOME’s Digital Tenancy Agreement fee is RM399 + 6% SST (RM23.94) this will include the stamp duty. So if you rented a house of RM1800, as a tenant you will pay RM422.94.
what document needs to bring then for stamping duty for the tenancy agreement?
Hi there. You’re required to fill in your tenancy information through STAMPS and submit your application online. Then only go to the nearest LHDN office with your application number and original tenancy agreement for review and stamp duty payment. If you rent through SPEEDHOME, we’ll take care of all this process for you.
I rent a house RM 1200
How much tenancy agreement and stamp duty?
Hello. Thank you for reaching out to us. SPEEDHOME’s Digital Tenancy Agreement fee is RM399 + 6% SST (RM23.94) this will include the stamp duty. So if you rented a house of RM1200, as a tenant you will pay RM422.94.
I rented a shoplot one month RM10,000 for 2 years.
How much the stamping fees must to pay ?
Amount pay by cash or banker cheque or other else?
Hi Cheah Leee, you may type in your monthly rental and total rental period in the fields above to get your amount. You may pay the stamping fees with cash
very clear and good article easy to understand. Thank you
Very helpful articel. It useful for me, Thanks !
Rental 3+3+3
Monthly Rental RM12k
How to calculate Tenancy Agreement Fee
Rental 3+3
Rental RM7k 1st & 2nd year
Rental RM8k 3rd year
How to calculate the TA fee – calculation format
Fee is RM696.00 (includ duplicate copy)
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