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Stamping a tenancy agreement in Malaysia: STAMPS, e-Duti Setem or MyTax?

Since 1 January 2026, a Malaysian tenancy agreement is stamped through e-Duti Setem (e-Stamp Duty), and the route LHDN tells everyone to use is the MyTax portal. The old STAMPS system ended on 31 December 2025. The confusion comes from the address: stamps.hasil.gov.my still exists, LHDN’s own FAQ still lists it as a way into e-Stamp Duty, and LHDN’s media statement described it as a temporary door meant to stay open only until 30 June 2026. The statements fit together once the system and the web address are kept apart.

Checked: 31 October 2026, against the official sources belowJurisdiction: MalaysiaLicence: CC BY 4.0How to cite

Who says what

  • LHDN media statement “1 Januari 2026: Reformasi Percukaian Negara Melangkah ke Fasa Baharu” (HASiL/2025/12/31-100)

    31 Dec 2025 · hasil.gov.my

    The STAMPS system “akan ditamatkan sepenuhnya pada 31 Disember 2025” (will be fully ended on 31 December 2025); all stamping moves to e-Duti Setem from 1 January 2026. Existing STAMPS users without a TIN or digital certificate may reach e-Duti Setem through stamps.hasil.gov.my/stamps until 30 June 2026. MyTax should be the main hub.

  • LHDN English Stamp Duty FAQ (PDF)

    Marked “Updated: 31 December 2025”; file dated 28 Aug 2026 · hasil.gov.my

    Q13: e-Stamp Duty is reached through the MyTax Portal or the e-Stamp Duty Portal. Q15: “Go to stamps.hasil.gov.my and log in with your STAMPS ID and password.” No closing date for that route. The PDF calls itself a plain-English summary and points to the Bahasa Malaysia original for legal purposes.

  • Notice on the STAMPS login page

    Late 2025, still displayed on 31 Oct 2026 · stamps.hasil.gov.my

    Access to STAMPS ends after 31 December 2025; from 1 January 2026 all STAMPS users must use stamp duty services through MyTax (MyTax > ezHASiL Services > Duti Setem > e-Duti Setem).

  • LHDN page “Stamp Duty Self-Assessment System (STSDS)”

    Last updated 28 Aug 2026 · hasil.gov.my

    Duty payers and agents need a TIN and “log in via the MyTax portal”. Phase 1 (lease/tenancy, security and general stamping) from 1 January 2026; Phase 2 from 1 January 2027; Phase 3 from 1 January 2028.

How the statements fit together

STAMPS the system is gone. From 1 January 2026 tenancy agreements fall under self-assessment (STSDS Phase 1): you fill in the stamp duty declaration form (BNDS), the system calculates the duty, the duty is treated as assessed on submission, and you pay within 30 days. The process runs in e-Duti Setem, not in STAMPS.

stamps.hasil.gov.my the address remained. The media statement kept the old address as a temporary entrance into e-Duti Setem for existing STAMPS ID holders, so that people without a MyTax login could keep stamping. The FAQ describes that entrance when it says to log in at stamps.hasil.gov.my with a STAMPS ID, but it omits the 30 June 2026 end date the media statement gave.

Which statement governs after 30 June 2026? None of the LHDN sources we read says whether the STAMPS-ID route was closed on 30 June 2026 or extended. On 31 October 2026 the page at stamps.hasil.gov.my/stamps still loaded a login screen and displayed the notice telling users to go through MyTax. We did not log in, so we cannot say whether a STAMPS ID still works.

Bottom line: “STAMPS was replaced by e-Duti Setem” is correct about the system. “stamps.hasil.gov.my no longer works” is not established. “Use MyTax” is the advice every LHDN source agrees on.

What does not change

The portal question does not affect the duty itself. LHDN’s guideline on First Schedule duties (30 June 2026) sets out item 49(a) of the First Schedule to the Stamp Act 1949 as RM1 for every RM250 (or part) of annual rent for a term up to 1 year, RM3 for over 1 to 3 years, RM5 for over 3 to 5 years and RM7 for over 5 years. The FAQ gives 30 days from signing to submit for stamping, and late-stamping penalties of RM50 or 10% of the duty (whichever is higher) within 3 months after the due date, RM100 or 20% after that. For the first year of STSDS, the FAQ says no penalty applies for an incorrect BNDS.

Names you will see

STAMPS: the old Stamps Assessment and Payment System, ended 31 Dec 2025. e-Duti Setem / e-Stamp Duty: the current system, in Malay and English. MyTax: LHDN’s single login portal (mytax.hasil.gov.my). “MyStamp” and e-stamp.hasil.gov.my appear in some guides but not in these LHDN sources.

Which figure our documents use

Our Malaysian tenancy documents say the agreement is stamped online through e-Duti Setem on MyTax (mytax.hasil.gov.my). MyTax is the route every LHDN source agrees on and the one the STSDS page requires for self-assessment, while the STAMPS-ID entrance was announced as temporary and its status after 30 June 2026 is not confirmed.

Check it yourself

  1. Read LHDN’s media statement of 31 December 2025, page 3, section “e-Duti Setem: Era Baharu Pengurusan Duti Setem”.
  2. Open the English Stamp Duty FAQ PDF on hasil.gov.my and read questions 13 to 15 and 22.
  3. Open the STSDS page on hasil.gov.my and check its “Last updated” date and phase table.
  4. Visit stamps.hasil.gov.my and read the notice shown before the login form.
  5. Log in to MyTax with your TIN-linked ID and open ezHASiL Services > Duti Setem > e-Duti Setem. Both parties to the tenancy need a TIN.
  6. If you only have a STAMPS ID, ask the Hasil Contact Centre (03-8911 1000) whether that route is still open before relying on it.

Sources

Every source above was opened and read on 31 October 2026. Fees and procedures change by legal notice, Finance Act or registry update, so check the date on each source before relying on a figure.

How to cite

Attribution (CC BY 4.0)

“Stamping a tenancy agreement in Malaysia: STAMPS, e-Duti Setem or MyTax?” by Forms Legal, https://forms-legal.com/facts/discrepancies/malaysia-tenancy-stamping-portal-stamps-e-duti-setem-mytax. Licensed under CC BY 4.0 (https://creativecommons.org/licenses/by/4.0/).

BibTeX
@misc{formslegal_discrepancy_malaysia_tenancy_stamping_portal_stamps_e_duti_setem_mytax,
  author       = {{Forms Legal}},
  title        = {Stamping a tenancy agreement in Malaysia: STAMPS, e-Duti Setem or MyTax?},
  year         = {2026},
  publisher    = {Forms Legal},
  url          = {https://forms-legal.com/facts/discrepancies/malaysia-tenancy-stamping-portal-stamps-e-duti-setem-mytax},
  howpublished = {\url{https://forms-legal.com/facts/discrepancies/malaysia-tenancy-stamping-portal-stamps-e-duti-setem-mytax}},
  note         = {Reference note. Licensed under CC BY 4.0}
}

Licence: Creative Commons Attribution 4.0 International. Cite the official sources above for the figures themselves.

Related fact tables

More cases: where official sources disagree.

Reference information, not legal advice. Forms Legal is not a law firm.