What Is It

Land Conversion (Tukar Syarat Tanah) is the official legal process under the National Land Code (KTN) to change the category of land use (Kategori Kegunaan Tanah) or the express conditions (Syarat Nyata) registered on the land title deed (e.g. converting agricultural land to residential or commercial use).

Who Is Eligible

  • Registered owner(s) of the land (individuals or corporate body).
  • The land must be free from any active encumbrances (e.g. caveats or bank charges), or have written consent from the chargee/bank.

    • Required Documents

  • Form 12A / 12B: Application form under the National Land Code.
  • Strata / Land Title: Original title deed (Geran Asal).
  • Layout & Development Plan: Approved or proposed layout plan showing intended land use.
  • Feasibility / Report: Valuation report and site photos.
  • State Authority Approvals: Approvals from local municipal councils (Kebenaran Merancang - KM).
  • MyKad / Company Registration: Identity documents of the owner.
  • Land Tax Receipts: Up-to-date quit rent (Cukai Tanah) receipt.

    • Step-by-Step Procedure

    1. KM Approval: Obtain Planning Permission (Kebenaran Merancang) from the local authority (PBT). 2. Submit Application: File the conversion application at the District Land Office (Pejabat Tanah dan Jajahan) or State Land and Mines Department (PTG) using Form 12A (for change of conditions) or 12B (for subdivision and conversion). 3. Site Valuation: The land office refers the application to the Valuation and Property Services Department (JPPH) to determine the premium rate. 4. Premium Payment: Upon approval, the State Authority will issue a Notice under Form 5A stating the additional premium to be paid (usually a percentage of the land's market value increase). 5. New Title Issuance: Pay the premium within the stipulated time (usually 3 months). Upon payment, the Land Office issues the new title deed showing the updated land category.

    Cost & Processing Time

  • Cost: Application fee is RM100 to RM500. The main cost is the Additional Premium which varies by state (can range from 10% to 30% of the land's enhanced market value).
  • Processing Time: Take 6 to 12 months due to technical valuations and state executive council approvals.

    • Where to Apply

  • Pejabat Pengarah Tanah dan Galian (PTG) of the respective state, or the local Pejabat Tanah Daerah (PTD).

    • Important Notes

  • Building a residential house or commercial shop on agricultural land without formal conversion is a violation of Section 125 of the National Land Code, which can result in land forfeiture by the state government.