The Consumers Association of Penang (CAP) strongly supports the introduction of a vacancy tax on residential properties that are left unoccupied for extended periods. We believe this measure is urgently needed to address the deepening problems of property speculation and declining housing affordability in Malaysia.
A vacancy tax typically applies to properties that remain vacant — unsold or unrented — for more than six months in a year. In countries such as Canada and Australia, particularly in cities like Melbourne, this tax is set at between one and three per cent of the property or land value. Its primary aim is to deter property speculation, particularly in the medium-cost segment, where rising prices in the subsale market have increasingly placed home ownership beyond the reach of middle-income earners.
According to the Khazanah Research Institute, housing prices in Malaysia rose by an average of 5.8 per cent per year between 2010 and 2022 — well above the healthy growth range of three to four per cent. As a result, many in the M40 income group find it difficult to purchase their own homes. In urban areas, the typical ‘modern’ three-bedroom apartment ranges from 800 to 1,000 square feet. This limited space is not conducive to multi-generational or extended family living, nor does it offer adequate privacy or comfort for those forced to share with other families.
Speculators often compete directly with genuine homebuyers, inflating demand and thereby encouraging developers to acquire more land to keep up with what is essentially artificial pressure. In land-scarce areas like Penang, this has resulted in a rise in land prices and a growing reliance on costly land reclamation from the sea.
It is also worth noting that many apartment blocks are not fully occupied, despite having been sold. In these developments, owners of vacant units — who are not living in them and cannot easily sell or rent them out — often neglect their obligations to pay maintenance fees. This undermines the upkeep of the building and penalises residents who do live there.
At present, many residential properties, particularly in urban centres, remain empty while thousands of Malaysians continue to struggle to find homes they can afford. The property market has become increasingly dominated by those who treat housing as a speculative investment rather than a basic human need. This trend has led to inflated prices and a false sense of scarcity, especially in cities where housing demand is greatest. A vacancy tax would act as a strong disincentive to leave properties idle and would encourage owners to either rent out or sell them, returning more units to the active housing market.
In addition to the vacancy tax, CAP calls on the government to review and strengthen the Real Property Gains Tax (RPGT). The current system fails to adequately discourage short-term speculation. We propose a more progressive model that imposes significantly higher tax rates on profits from properties sold within a short holding period.
We also urge a revision of stamp duty rates, with higher charges levied on the purchase of second and subsequent residential properties. These measures should be especially firm in cases where the property is not intended for owner-occupation, or when purchased by foreign buyers. In doing so, the government can help ensure that Malaysians are not priced out of home ownership by those seeking to profit from housing as an asset.
Moreover, CAP recommends tighter controls on housing loans. Banks and financial institutions should apply stricter lending criteria for individuals who already own multiple residential units. Loan-to-value ratios should be lowered in such cases to reduce excessive borrowing for speculative purposes.
Unless the government introduces comprehensive policy reforms, Malaysia’s housing sector will continue to favour investors at the expense of ordinary citizens. It is the government’s duty to uphold the principle that housing is a fundamental right, not a speculative commodity.
CAP therefore urges policymakers to act with urgency and resolve. The combined approach of introducing a vacancy tax, strengthening RPGT, revising stamp duties, and tightening housing loan regulations will go a long way towards restoring balance, fairness and accessibility in the property market.
Mohideen Abdul Kader
President
Consumers Association of Penang
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