[I].  WHEN YOUR LAND BECOMES SOMEONE ELSE’S DREAM

You wake up one morning. You check your land title. A stranger’s name stares back at you.

This happened to Chen Wei Pin, a Taiwanese businessman. Someone had placed a private caveat on his Selangor land. The caveat claimed he had sold the property. He had not.¹MCA Public Services and Complaints Department has received 18 such complaints involving land worth RM30 million in the past five years. Malaysian Bar – “Land scams on the rise” – The Sunday Star, reporting that “MCA Public Services and Complaints Department, meanwhile, has received 18 such complaints involving land worth RM30mil in the past five years” The documents were forged. The land office was fooled. Chen was left fighting for what was rightfully his.

Chen’s story is not unique. In three years, nearly 500 land scam cases surfaced in Malaysia. Losses approached RM300 million. Each case represents a family’s shattered dreams. Each victim trusted the system. The system failed them repeatedly.

[II].  THE SCAMMER’S PLAYBOOK: SEVEN DEADLY METHODS

Land scammers are chameleons. They adapt and they evolve. They exploit every weakness in our system. Here are their favorite tricks.

Method One: The Master Forger

Fraudsters forge everything. Identity cards. Land titles. Powers of attorney. They target absentee owners. The elderly. Those living overseas. People who rarely check their land.

The scammer creates fake documents. They ‘sell’ the land to innocent buyers. The buyers only learn the truth when the real owner appears. By then, it is often too late for both the owner and the new buyer.

Real Story: Eight businessmen in Batu Pahat paid over RM300,000 for agricultural land. Their ‘leases’ were worthless. The documents were fake. Insiders at the district land office had prepared them. They exploited their access to land records.²Deputy Internal Security Minister Datuk Johari Baharum’s parliamentary statement showing 16 cases in 2001 rising to 40 cases in 2006, with police statistics revealing 80 cases worth RM4.87 million in 2006 alone – The Sunday Star, republished by Malaysian Bar

Method Two: The Inside Job

Some scams need help from within. Land office staff. Lawyers. Real estate agents. They become part of the conspiracy.

In January 2025, seven district and land office workers were arrested. In return for  bribes, they had deleted land ownership records. They altered official documents. The syndicate operated all across Selangor. They targeted dormant properties worth millions.³Bukit Aman Commercial Crime Investigation Department arrested 17 suspects aged 33-57, involving illegal transfers of 8.49 hectares worth RM7.1 million: Malay Mail (January 10, 2025): “Seventeen individuals, including seven civil servants from a Land and Mines Office in Selangor have been arrested… aged between 33 and 57… seven cases are being investigated involving 21 acres (over 9.4 hectares) of land, with losses totalling RM7.1 million.” See: The Star (January 11, 2025): “Seven district and land office workers in Selangor… among 17 suspects, aged between 33 and 57… A total of seven cases have been linked to the group, with losses of RM7,101,000 from illegal transfers of 8.49ha land.” See again, Bernama (January 10, 2025): “Seventeen individuals, including seven civil servants from a Land and Mines Office in Selangor have been arrested… aged between 33 and 57… seven cases are being investigated involving 21 acres (over 9.4 hectares) of land, with losses totalling RM7.1 million”

Method Three: The Fake Sale Agreement

The scammer presents a fake Sale and Purchase Agreement.

They claim ‘urgent’ interest in the land.

They show a forged power of attorney as proof.

All dealings are ‘in cash’.

Once payment is made, they vanish.

Real Story: Siti Aisyah Nasib Ghazali orchestrated multiple land scams. She used fake SPAs and powers of attorney. At least 15 victims lost over RM547,650. Her targets included retirees and businessmen. All were lured by promises of quick deals.⁴Bukit Aman Commercial Crime Investigation Department Director Datuk Seri Ramli Mohamed Yoosuf press conference, August 13, 2024, reported by Sinar Harian, Malay Mail, Astro Awani, and Kosmo – confirming 15 police reports against Siti Aisyah Nasib Ghazali for land scams totaling RM547,650 since 2016

Method Four: The Friendly Loan Trap

Sometimes fraud hides in plain sight. The victim thinks they are signing a loan agreement. In reality, they sign away their land.

Real Story: Kalavathi Chelliah is from Kapar. She was illiterate. She borrowed RM110,000 from a doctor. She thought she was signing loan papers. Instead, she had signed an SPA and transfer forms. Her land, worth RM700,000, was transferred to the lender. It was later resold without her knowledge. Only after a lengthy court battle did she manage to reclaim her property.⁵The Shah Alam High Court ruled in Kalavathi Chelliah’s favour on July 16, 2024, ordering cancellation of fraudulent land transfers and return of RM700,000 Kapar land. Reported by Malay Mail and Yahoo News Malaysia, July 17, 2024

Method Five: The Inflated Price Scam

Unscrupulous buyers and sellers inflate the purchase price in the SPA. This secures a higher bank loan. Both parties commit fraud. The inflated SPA can later be used as ‘evidence’ in other scams.

This practice is criminal. Both parties risk prosecution for cheating or for abetment. Lawyers warn that such schemes open doors to further abuse.⁶Malaysian Bar Circular No 133/2011 dated 27 June 2011 states that inflating purchase prices in SPAs to obtain higher loans may constitute cheating, fraud, or abetment offences. Bar Council’s Conveyancing Practice Committee warns both vendor and purchaser may be guilty of criminal offences

Bar Council has identified five cases in which fraudsters had misused SPAs. They disguised unlawful money-lending transactions as if they were ‘friendly loan agreements’.

The Bar Council has warned lawyers that such modes are ‘sham transactions’, because they are criminal in nature. They also violate Anti-Money Laundering laws.⁷Bar Council Professional Indemnity Insurance scheme identified five cases involving misuse of SPAs to disguise friendly loan transactions, warning lawyers that such sham transactions contain elements of criminality and may violate Anti-Money Laundering laws – FMT, 22 June 2023

Be particularly careful of developers who artificially inflate property prices. They then offer ‘rebates’, with “transacted prices” in SPAs. These do not reflect the true prices.⁸National House Buyers Association reports developers artificially inflate property prices then offer rebates, with “transacted prices” in SPAs not reflecting true prices, making accurate price discovery difficult – EdgeProp, 18 June 2021 They also ‘encourage’ you to use their own lawyers at a ‘discounted’ fee. From that trap you will never recover.

Method Six: The Fake Agent

Unlicensed property agents are a menace. From 2019 to 2023, nearly 1,500 Malaysians lost RM60 million to fake agents.⁹Board of Valuers, Appraisers, Estate Agents and Property Managers (LPPEPH) Registrar, Pamela Anthony reported that around 1,500 individuals fell victim to property fraud syndicates, resulting in losses of nearly RM60 million from 2019 until 2023 – Utusan Malaysia, October 23, 2024 These scammers create fictitious listings. They demand upfront fees for viewings. They disappear with the money.

Some impersonate registered agents. They use fake identification tags. Buyers cannot tell the real one from a fake.

Method Seven: The Too-Good-To-Be-True Deal

Fraudsters lure buyers with land priced far below market value. The seller is ‘overseas.’ The deal must close “quickly”. This ‘pressure tactic’ short-circuits common sense and enhances greed.

The land often does not exist. Or the scammer has no authority to sell it. By the time buyers realize the truth, their money is gone.

[III].  THE HUMAN COST: WHEN DREAMS TURN TO DUST

Land scams destroy more than property. They shatter lives. Victims lose life savings. They lose homes. They lose their children’s inheritance. Some become homeless. Others face bankruptcy.

The law often fails them. There is a principle called ‘indefeasibility of title’.¹⁰Under Section 340 of the National Land Code  ‘Indefeasibility’ means, if your name is on the land title, you can fight off  the whole world. It is meant to protect bona fide purchasers. Yet that principle protects the new owner, even if the original owner was defrauded. In such cases the innocent buyer may keep the land.¹¹In Malaysia, see Adorna Properties Sdn Bhd v Boonsom Boonyanit: [2001] 1 MLJ 241. There the Federal Court ruled that bona fide purchasers could keep the disputed land even if the original sale was fraudulent. In Australia Breskvar v Wall (1971) 126 CLR 376 the High Court confirmed that indefeasibility protects registered proprietors. So also in New Zealand in Assets Co Ltd v Mere Roihi: [1905] AC 176. There the Privy Council established that registration confers indefeasible title

The emotional trauma is immeasurable. Victims suffer stress, depression, and anxiety. They fight protracted court battles. Many never recover.

[IV].  WHEN CERTAINTY BECOMES UNCERTAINTY

Malaysia’s National Land Code promises certainty: “What’s on the register is the truth.” This is the ‘Torrens’ system. It is a land registration method. We copied it from Australia. The government maintains a central register of all land titles and ownership. That should protect landowners. Does it?

But the ‘Torrens system’ has a fatal flaw

If a buyer registers the title in ‘good faith’, they keep the land—even if the sale was based on forgery. This paradox was exposed in Adorna Properties Sdn Bhd v Boonsom Boonyanit: [2001]. The Federal Court ruled that bona fide purchasers could keep stolen land. The real owner had no remedy.¹²Adorna Properties Sdn Bhd v Boonsom Boonyanit: [2001] 1 MLJ 241, Federal Court of Malaysia

This decision triggered a wave of land scams. Fraudsters exploited the loophole.¹³Deputy Internal Security Minister Datuk Johari Baharum’s parliamentary data showing cases rose from 16 in 2001 to 40 in 2006 – The Sunday Star The fraudsters knew the law protected innocent buyers.

Only in 2010 did the Federal Court close the gap

In Tan Ying Hong v Tan Sian San & Ors: [2010], the court ruled that transfers by fraud or forgery are not valid under Section 340(2) of the NLC.¹⁴Tan Ying Hong v Tan Sian San & Ors: [2010] 2 MLJ 1, Federal Court of Malaysia But proving fraud remains difficult. The burden always falls on the victim.

[V].  THREE SOLUTIONS MUST BE IMMEDIATELY IMPLEMENTED

First, the land office must establish a Mandatory Compensation Fund.¹⁵RSIS International Journal study (2024) recommends establishing a comprehensive compensation scheme in Malaysia, noting that “it is pivotal for the government to close this loophole by introducing a comprehensive compensation scheme” as Malaysia has failed to implement the insurance principle of the Torrens system

Second, Land Officers should enhance Biometric Verification. This has been used at the KL Land Office since 2007. Biometric Verification should control all transfers.¹⁶The Edge Malaysia (2024) reports current biometric verification process where “both the MyKad and thumbprint of the transferor/transferee are verified electronically” at land offices September 16, 2024. Malaysian Bar report (2007) documents implementation of thumbprint verification at Kuala Lumpur Land and Mines Office, with director Zainudin Tala stating “With thumbprints, we will be able to verify their identity and track down forgers when discovered” – New Straits Times, March 20, 2007

Third, the Land Office should create, supervise and maintain a Central Database.¹⁷UTM research paper (2022) identifies “inadequately coordinated information across different government departments” as the main problem, recommending blockchain-based land registry with Self-Sovereign Identity (SSI) framework to create coordinated systems. Again an IIUM study identifies that “weak system involving the processes and procedures” enables fraud, recommending properly designed technology with “tight security procedures using various levels of authentication and verification techniques”

The Central Database should ‘link’ all state land offices nationwide. This would check clandestine activity.¹⁸By the way, it should also be used for the registeration, insurance and road tax for all vehicles]

[VI].  THE SCAMMER’S SECRET FORMULA

Let us examine how the crooks operate. They follow several simple formula. You can catch them at it.

First, they target dormant land.

Vacant plots, unvisited properties, land held by elderly families, especially those owned by citizens who are overeas: they make prime targets. A Selangor syndicate systematically targeted dormant properties. This was documented in a 2025 Bukit Aman investigation.¹⁹Bukit Aman CCID Director Datuk Seri Ramli Mohamed Yoosuf confirmed that the Selangor syndicate “would identify dormant properties and use insiders in the district office to change ownership before selling it to other buyers” – The Star, January 11, 2025

Second, they forge documents.

They create fake titles, fake SPAs, and fake powers of attorney. Sometimes insiders help them. For example, a Kelantan case involved forged Form 14A documents, with two civil servants among five arrested in 2024.²⁰Kelantan police arrested two civil servants among five suspects aged 29-52 for land transfer fraud using forged Form 14A documents in Kota Baru on May 31, 2024, involving RM400,000 loss. Kelantan police chief Datuk Muhamad Zaki Harun, reported by Malay Mail June 5, 2024 and The Star June 6, 2024. Kelantan police chief Comm Datuk Muhamad Zaki Harun announced this during a press conference after the Kelantan Police Chief’s Townhall Programme 2024 at Jeli Polytechnic

Third, they impersonate owners by using fake identities.

They target the elderly, illiterate, or those living overseas. For example, in the landmark Adorna case, fraudsters impersonated Thai national Boonsom Boonyanit. They used forged identification documents to obtain replacement land titles. And then the fraudsters sold her property without her knowledge.²¹Malaysian Bar report on Adorna Properties Sdn Bhd v Boonsom Boonyanit: [2001]

Fourth, they collude with land office staff.

Insiders help ‘lose’ records. They approve suspicious transfers. In January 2025 seven Selangor land office workers were arrested. They had deleted ownership records in return for bribes.²²Bukit Aman CCID Director Datuk Seri Ramli Mohamed Yoosuf confirmed that seven Selangor land office workers among 17 suspects were arrested for exploiting the system by “erasing and removing records related to property transfers” as part of a syndicate – Press conference January 10, 2025, reported by Bernama, Malay Mail, The Star, and thesun.my

Fifth, they abuse legal instruments.

They use fraudulent court orders.²³Adorna case: [2001]: “An impostor, claiming to be Sun Yok Eng @ Boonsom Boonyanit, had affirmed a statutory declaration on June 18, 1988, that she had lost the original title to the land” Fake statutory declarations.²⁴Adorna Properties v Boonsom Boonyanit: [2001] where impostor used fake statutory declarations to obtain replacement title Or forged powers of attorney.²⁵SETIAKON ENGINEERING SDN BHD v MAK YAN TAI & ANOR: [2024] where fraudster used forged power of attorney for RM17 million land transfer; Tan Ying Hong v Tan Sian San & Ors: [2010] involving forged power of attorney to charge land for RM300,000 loan Or indeed, inflated SPAs for loans.²⁶Malaysian Bar Circular 133/2011 warning that inflating SPAs for higher loans may constitute cheating, fraud or abetment offences

[VII].  YOUR DEFENSE STRATEGY: HOW TO PROTECT YOURSELF

Knowledge is your best weapon. Here is how to defend yourself.

For Landowners:

Visit your land regularly. Unattended land attracts fraudsters. Check your title often at the land office or online. Look for unauthorized changes or caveats. Secure your documents in a safe place. Beware of unsolicited offers about your land.

For Buyers:

Always verify ownership through a land title search. Confirm the seller’s identity matches the title. Engage only licensed agents registered with BOVAEP. Use reputable lawyers. Read every clause in the SPA carefully. Watch for inflated prices or ambiguous terms. Insist on face-to-face meetings with sellers. Never rush into deals. Use traceable payment methods like bank transfers.

For Everyone:

Educate yourself about the latest scams. Attend seminars. Share knowledge with family and friends. Report suspicious activity to authorities immediately.

[VIII].  RED FLAGS: SPOT THE SCAM, AND THE SCUM

Learn to recognize warning signs.

The seller refuses in-person meetings.

The price is far below market value.

The SPA contains vague or unusual terms.

The agent is not registered with the authortities.

Documents appear altered or signatures do not match.

There is ‘urgen’t pressure to close the deal.

Trust your instincts.

If something feels wrong, it probably is.

[IX].  CONCLUSION: STRAIGHTENING THE CROOKED

Land scams are a national crisis. They exploit the gap between law and justice. The Torrens system promises certainty but delivers vulnerability.

Until reforms arrive, vigilance is our shield. Knowledge is our sword. We must protect ourselves and our families.

Check your land titles regularly. Use only licensed professionals. Never rush into deals. Report suspicious activity immediately.

Together, we can defeat the scammers.

Together, we can protect our land.

Together, we can straighten the crooked.

“Eternal vigilance is the price of liberty—and of land.”²⁷A paraphrase of Wendell Phillips (1852): “Eternal vigilance is the price of liberty” – original context was about abolition of slavery

Stay alert.

Stay informed.

Stay safe.

Let us keep Malaysia’s lands in Malaysian hands.

∞§∞

Gratitude:

The author thanks a friend who hounded me for this article), UK Menon, KN Geetha, TP Vaani, JN Lheela and Lydia Jaynthi.

Acknowledgements: the image is from Alex Shuper, Unsplash

@Copyright reserved.

All content on this site, including but not limited to text, compilation, graphics, documents, and layouts, is the intellectual property of GK Ganesan Kasinathan and is protected by local and international copyright laws. Any use shall be invalid unless written permission is obtained by writing to gk@gkganesan.com