How many types of land titles?

What are the different types of land titles? The short answer is: not just "a few," but rather categorized by different dimensions. The two most commonly mentioned are "freehold" and "leasehold." However, from a legal and practical perspective, they can be understood from at least the following four dimensions:

1) Holding Period/Title of Ownership (Tenure)

- Freehold (Freehold/Pejangan bebas): No time limit. Some states still have transfer restrictions.

- Leasehold (Leasehold/Pajakan): Commonly 30/60/99 years (other terms are also possible), renewable upon expiry (requires payment of land premium/premium, approved by the state government).

- Temporary Occupation Licence (TOL/Temporary Occupation Licence): Short-term, cannot be bought, sold, or mortgaged; mostly used for temporary purposes; strictly speaking, not a tradable "land title."

2) Land Status/Restrictions

- Malay Reserve Land (Tanah Rizab Melayu): Limited to eligible Malays; transfer and mortgage are strictly restricted.

- Bumi Lot/Bumiputera Quota: Bumi quota units in development permits; resale to non-Bumiputeras requires an application for "release" (conditions vary by state). Some titles specify "Bumiputera only."

- Restricted Interest Titles: For example, requiring state government approval for sale/mortgage/transfer; the title will state "Sekatan Kepentingan" (Restricted Interest).

3) Title Document Type

- Master Title: Used before subdivision of the entire plot; sale relies on a sales contract and strata/subdivision permits; no individual or strata titles yet.

- Individual Title: Commonly found with landed detached houses/terraced houses. - Strata title: Units in apartments, condominiums, serviced apartments, etc., that share common facilities.

- Abbreviations for provisional/final title titles (you will see them on the title deed):

- H.S.(D)/H.S.(M) = Hakmilik Sementara (Provisional title, final measurement/registration not yet completed)

- GRN/GM = Geran (Final title; GRN is the registry title, GM is "Mukim" title)

- PN/PM = Pajakan Negeri/Pajakan Mukim (Final leasehold title)

Note: The terminology may vary slightly between different state offices, but the general meaning is the same.

4) Land Use Category

- Residential (Bangunan)

- Industrial (Perindustrian)

- Agricultural (Pertanian)

- Commercial (Some states classify commercial land under Bangunan, or specify it under "Land Use Conditions") Changing land use requires a conversion application, which usually involves premiums and conditions.

East Malaysia Special Notes (System differs from Peninsular Malaysia):

- Sabah Common Titles: Native Title (NT, limited to indigenous people), Country Lease (CL, usually 99 years), Town Lease (TL).

- Sarawak Common Titles: Mixed Zone Land (can be held by non-indigenous people), Native Area Land (only for indigenous people), NCR (Native Customary Land), etc., with different terms and restrictions.

How to Quickly Understand Your Land Title:

- Check if "Tenure/Tempoh" states Freehold or Leasehold (and the remaining term). - Check the title and number of the land title: GRN/PN/GM/PM (final) or H.S.(D)/H.S.(M) (provisional).

- Check the "Category/Kegunaan Tanah" (land use designation).

- Check if the "Sekatan Kepentingan" (land use designation) has state government approval, or is limited to Bumi/Malay Reserve, etc.

- Malay Reserve land titles usually clearly state "Rizab Melayu" (land use designation).

Summary:

- When people colloquially ask "What types of land titles are there?", they most often refer to freehold vs. leasehold.

- In practice, you should also pay attention to identity restrictions, title document stage/number, and use category, as these directly affect buying, selling, loans, alterations, and value.

If you have a specific land title number or a scanned copy (with personal information covered), I can help you interpret each item. Regulations vary slightly between states; refer to your local land office records.

到底有几种地契？简短答案：不是只有“几种”，而是按不同维度来分。最常见大家口中的两种是“永久地契”和“租赁地契”。但从法律与实务看，至少可从下列4个维度来理解：

1) 持有年限/产权性质（Tenure）

- 永久地契（Freehold/Pejangan bebas）：没有年限。部分州仍会有转让限制。

- 租赁地契（Leasehold/Pajakan）：常见30/60/99年（也可能其他年限），期满可申请展延（需缴地价/溢价，由州政府审批）。

- 临时占用执照（TOL/Temporary Occupation Licence）：短期、不可买卖典押，更多用于临时用途；严格说不算可交易的“地契”。

2) 土地身份/限制（Restrictions/Status）

- 马来保留地（Malay Reserve/Tanah Rizab Melayu）：仅限符合条件的马来人持有，转让、抵押等受严格限制。

- 土著单位/土著配额（Bumi lot/Bumiputera quota）：开发批文中的土著配额单位，转售给非土著需申请“释放”（各州条件不同）。有些地契上会注明“只限土著”之限制。

- 限制性地契（Restricted interest）：例如“需州政府同意方可出售/抵押/转名”等，地契上会写明“Sekatan Kepentingan”。

3) 产权文件阶段/类型（Title document type）

- 母地契（Master title）：整块地未分割前使用，买卖靠买卖合约与分层/分割批文，尚未有个人或分层地契。

- 个别地契（Individual title）：有地面（landed）独立屋/排屋常见。

- 分层地契（Strata title）：公寓、共管、服务式公寓等共享公共设施的单位。

- 暂准/最终地契的编号缩写（你会在地契上见到）：

- H.S.(D)/H.S.(M) = Hakmilik Sementara（暂准地契，尚未完成最终测量/注册）

- GRN/GM = Geran（最终地契；GRN为登记处标题、GM为“Mukim”标题）

- PN/PM = Pajakan Negeri/Pajakan Mukim（最终的租赁地契）

注：不同州署用语略有差异，但大意相同。

4) 土地用途（Category of land use）

- 住宅（Bangunan）

- 工业（Perindustrian）

- 农业（Pertanian）

- 商业（部分州把商业归在Bangunan下，或以“用途条件”方式注明）

用途变更需申请转换（conversion），通常涉及溢价与条件。

东马特别说明（制度与半岛不同）：

- 沙巴常见：Native Title（NT，限原住民）、Country Lease（CL，通常99年）、Town Lease（TL）。

- 砂拉越常见：Mixed Zone Land（可由非土著持有）、Native Area Land（仅原住民）、NCR（原住民习俗地）等，年限与限制不同。

如何快速看懂你手上的地契：

- 看“Tenure/Tempoh”是否写Freehold或Leasehold（及剩余年限）。

- 看地契抬头与编号：GRN/PN/GM/PM（最终）或H.S.(D)/H.S.(M)（暂准）。

- 看“Category/Kegunaan Tanah”用途。

- 看“Sekatan Kepentingan”是否有州政府同意、仅限Bumi/Malay Reserve等限制。

- Malay Reserve通常会在地契上清楚写“Rizab Melayu”。

总结：

- 大家口语上的“有几种地契”，最常指永久 vs 租赁两类。

- 实务上，还要同时留意身份限制、产权文件阶段/编号、以及用途类别，这些都会直接影响买卖、贷款、改建与价值。

如果你有具体地契编号或扫描件（遮盖个人资料）我可以帮你逐项解读。不同州条例略有差异，以当地土地局记录为准。