The view of sandy beaches, the salty ocean air, and the sound of crashing waves - it's sensory pleasures like these that make many people aspire to own a beachfront property. For Singaporeans who dream of owning a beachside holiday or retirement home, some of the most accessible options can be found in neighbouring Malaysia.
But concerns about finding the right property at the right price, especially in a property market like Malaysia, can turn off many Singaporean buyers from taking that leap. But for Singaporean buyer Rahman, his first overseas purchase turned out to be a relatively straightforward decision.
The professional manager, who works in workplace health and safety, had always wanted to own a second property as an occasional holiday home, as well as a source of rental income. He particularly liked Langkawi after visiting the island on a few trips, and found himself drawn to the idyllic pace of life there.
Although he was contemplating buying a property in Malaysia, it wasn’t his first time living in that country. Years before, he had rented a unit at Danga Bay in Johor Bahru for close to a year. When he was searching for a suitable property to invest in, a relative introduced him to the Tropicana Cenang project.
Located on the popular Pantai Cenang beach, Tropicana Cenang is a 5.28-acre freehold site in Langkawi, Kedah, and is the island's first green-certified integrated development.
It is developed by Bursa-listed property development conglomerate Tropicana Corporation, which has completed and sold out two of its three-tower serviced suite collection on Pantai Cenang: namely, the 831-unit Assana and the 60-unit Merissa.
The latest residential tower is the 806-unit Clarissa, which launched for sale in 2025, and is the final development phase of this freehold beachfront project. Clarissa is scheduled for completion in 2030.
The Malaysian developer is also giving this Langkawi project particular attention, including the development as one of the first projects under T Journey - its wholly owned hospitality management and services arm.
Even though it was his first overseas property investment, Rahman says that he felt assured given Tropicana's strong track record of high-quality completed projects in Malaysia.
Other projects which the Malaysian developer has under its belt are mega projects such as Skypark Kepler, Johor’s first branded residence at the master planned Lido Waterfront, the Tropicana Metropark township in Subang Jaya, and the 863-acre Tropicana Aman development at Kota Kemuning.
Nature and heritage anchor Langkawi's appeal
Already a familiar vacation destination, Langkawi is renowned for its ecology and nature. The island was designated Southeast Asia's first UNESCO Global Geopark in 2007. The 99-island archipelago comprises Machinchang Cambrian Geoforest Park, Kilim Karst Geoforest Park, Dayang Bunting Marble Geoforest Park, and Kubang Badak BioGeo Trail.
According to the Langkawi Development Authority, the island welcomed over 3 million visitors last year and is also well known for being a duty-free shopping paradise.
Rahman felt that the island reminded him of Singapore in the late 1980s, when the people and places seemed more rustic compared to today. In addition, he felt large cities like Johor and Kuala Lumpur had too much competition in their rental markets; hence, Langkawi was the next best option.
The development at Tropicana Cenang, which he focused his attention on, was the Clarissa Serviced Suites, which consists of a mix of fully furnished one-, two- and four-bedroom units, with some sea-facing units starting from RM592,000 (S$184,789). According to the developer, at least 20% of the project was sold as of August 2026.
The development also includes kids-friendly facilities, a private rooftop bar on the 40th floor, and seven retail units at the commercial podium called Clarissa Beachwalk Shoppes.
Initially, Rahman was keen to purchase a four-bedroom unit for the spacious 1,356 sq ft layout and most direct sea view, but those were sold out when he first approached the developer's sales team.
After further consideration, he finally decided on an 829 sq ft two-bedder (Type C2) on the 13th floor.
He was fortunate to snag one in time because shortly after his purchase, this unit configuration was sold out as well, leaving just the 784 sq ft studios and 805 sq ft two-bedders remaining.
Rahman bought his chosen unit for RM1 million (S$312,143), which was less than what he had expected to pay for a brand new coastal property. “The stack where my unit is located has a good view of the sea and plenty of shops and water activities nearby. It is ideal for someone looking to stay at a scenic location for a relaxing short getaway," he says.
Compared to similarly priced options in other states, he felt Langkawi was better suited to accommodate his holiday home needs. Moreover, the add-on option to sign up for a fully managed rental by the developer alleviated the burden of managing the property by himself.
This was important to him since his main intention for purchasing the property, at least for the initial years, is to reap a steady rental income.
Reflecting on his experience as a first-time overseas property buyer, Rahman says that it’s important to choose a location that matches your personal interest. This can be an affinity for nature, the beachfront lifestyle, or other activities around a destination like Langkawi.
Navigating the Malaysian property market as a foreigner
In Malaysia, foreigners pay a higher tax amount, with state approval needed for any property purchase, and each state sets a minimum purchase price.
Previously, we published an article with a checklist of items to look out for when buying properties in Malaysia, which you can read here.
Additionally, here are other costs and risks to consider, and a reminder to consult a lawyer before committing yourself to a purchase:
- Stamp duty: Malaysia has changed foreigner stamp duty recently, so confirm the current rate.
- Income tax: For non-resident foreigners (i.e., you don’t live in Malaysia for at least 182 days a year), you’ll be taxed at a flat rate of 30% on your net rental income.
- Real Property Gains Tax (RPGT): Non-citizens pay a higher rate than citizens, around 30 per cent of the gains, especially if you sell within five years. Confirm the current rate before you buy.
- Legal fees: Apart from the state consent fee, typically 2% of the property price or RM25,000, whichever is higher, additional fees include the sale and purchase agreement and loan documentation fees.
- Developer: It is prudent to ask for the Memorandum of Transfer (MOT) as proof of ownership and what the rental pool, management and service charge terms are.
For cash buyers, 10% of the sales and purchase agreement price must be paid in full, with rebates offset from Stage 2a onwards. The rules for foreign buyers change often, so please confirm the current position with the developer's sales team and consult a lawyer before paying any booking fee.
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