Geran Rumah in English: Malaysian Land Titles Explained
Key Takeaways
- A geran rumah is a land title, the document of title under the National Land Code. It records the owner, the area, the tenure and any charge or caveat.
- Anyone can search a title at the land office with the lot details. You do not have to be the owner.
- If the house still has a loan, the bank usually holds the original title, not the owner.
- A lost title can be replaced, but it needs a police report, a statutory declaration and a public notice, so allow time.
- Ownership changes through Form 14A, with stamp duty, legal fees and a registration fee to pay.
What does geran rumah mean?
Geran rumah is the everyday Malay term for a land title. Each title exists in two copies: the register document kept at the land office, and the issue document held by the owner or the bank. The land office record decides who legally owns the land.
Condos and apartments usually carry a strata title for each parcel instead. See our strata title guide for how that differs.
What is written on a land title?
Layouts vary by state, but the content is the same. This table is an illustration, not a real title.
| Section | Example | What it tells you |
|---|---|---|
| Title type and number | GRN 12345 | The title reference |
| Lot and mukim | Lot 678, Mukim Petaling | Where the land is |
| Area | 143 square metres | Land area, not built-up area |
| Tenure | In perpetuity, or 99 years to a set date | Freehold or leasehold |
| Land use category | Building | What the land may be used for |
| Restriction in interest | No transfer without consent | State consent may be needed |
| Registered owner | Names and shares | The legal owners |
| Memorials | Charge, caveat, lease | Other parties' interests |
Types of title in Malaysia
| Code | Name | Notes |
|---|---|---|
| GRN | Geran | Usually freehold, recorded at the state land office (PTG) |
| PN | Pajakan Negeri | Leasehold with an end date |
| GM | Geran Mukim | Recorded at the district land office |
| PM | Pajakan Mukim | Leasehold, recorded at the district land office |
| HSD | Hakmilik Sementara Daftar | Qualified title, not finally surveyed, at the PTG |
| HSM | Hakmilik Sementara Mukim | Qualified title, not finally surveyed, at the district office |
A qualified title means JUPEM has not finished the final survey. You can still sell or charge the property.
How to search a land title
- Get the details: title type and number, lot, mukim and district.
- Choose the search. A private search is for your own reference. An official search gives a certified result and is what lawyers normally rely on.
- Go to the right office, or use the state's online service where there is one. Register titles are at the state land office, mukim titles at the district land office.
- Read the memorials. Charges, caveats and restrictions that could block a transfer appear here.
Getting a copy of a title
For reference, a title search already shows the content. If you need a certified copy, the owner or a lawyer can apply at the land office that keeps the record. If the property is charged, the bank can also give the owner a copy of what it holds.
What to do if a title is lost
Make a police report, prepare a statutory declaration and apply to the land office for a replacement. The National Land Code requires a notice before a replacement is issued, so it can take several months. Fees vary by state: the Selangor land office lists RM430 to RM440 for a lost title and RM120 for a damaged one, and Penang quotes RM400. Confirm the current fee with your land office.
How to transfer a title
- Prepare Form 14A and sign it in front of a qualified witness, usually a lawyer.
- Pay stamp duty to LHDN. Estimate it with the stamp duty calculator.
- Get state consent if the title has a restriction in interest.
- Lodge the form, the original title and proof of quit rent at the land office for registration.
The timeline depends on the land office and the case, so ask your lawyer. Work out the lawyer's bill with the legal fee calculator.
Pledging a title for a loan
A loan secured on a title is registered as a charge. If the borrower defaults, the bank can apply to sell the property by auction, which is where most auction property in Selangor and elsewhere comes from. Deal only with licensed institutions, and never hand your original title to anyone promising a fast loan.
Why the title matters at a bank auction
Before you bid, search the title and compare it with the Proclamation of Sale. Check the owner, the charge, caveats, the lease term and restrictions such as Bumi lots or Malay reserve land. Some units are auctioned with no title of their own, through an assignment. Read are auction property titles clear and how to buy a bank auction property before you prepare a deposit.
Need help checking the title of an auction lot? Contact Crispina Ng, BidNest's lelong property specialist.
Frequently Asked Questions
What is geran rumah in English?
It means land title or document of title. It is the document under the National Land Code that records the owner, area, tenure and other interests in the land.
Can I check someone else's land title?
Yes. Title searches at the land office are open to the public if you have the lot details. A search only shows the record and gives you no rights over the land.
Where is my title if I still have a bank loan?
The bank usually holds the issue document until the loan is settled and the charge is released. You remain the registered owner, and the charge is noted on the title.
How long does a title transfer take?
There is no single timeline, because it depends on the land office, the type of title and whether state consent is needed. Ask your lawyer for an estimate for your case before you start.
What is the difference between Geran and Pajakan Negeri?
Geran is usually freehold with no end date. Pajakan Negeri is leasehold and ends on a set date, often after 60 or 99 years, which can affect financing and value.
Sources
Speak to Crispina Ng for the latest auction details, reserve price and bidding process.