Home Loan Calculator Malaysia
Calculate your real instalment (reducing balance) plus the full upfront cost — stamp duty, legal fees, deposit — that many other calculators leave out.
Home loan instalments are calculated on the reducing balance: monthly instalment = principal × i × (1+i)ⁿ ÷ ((1+i)ⁿ−1), where i = annual rate ÷ 12 and n = number of months. Example: a loan of RM450,000 at 4.0% over 30 years ≈ RM2,148 per month. Other upfront costs: deposit, stamp duty (MOT + loan agreement), and legal fees.
Home loan rates are floating (SBR + bank spread) — this is indicative, confirm with the bank.
Floating rate based on SBR + bank spread (e.g. SBR 2.75% + 1.25% = 4.00%). When the OPR changes, the instalment changes.
APPENDIX AUpfront cost of buying a house (all-in)
Legal fees + SST (current rate) + miscellaneous costs (searches/registration ~RM1,000–1,500) — estimate, confirm with a lawyer. First-home exemption: stamp duty only (not legal fees), ≤RM500k, SPA 2026–2027, citizen.
APPENDIX BEligibility — can you afford it? (DSR)
Guide: keep your DSR below 60%. Estimate only — banks assess your full CCRIS/CTOS.
This calculator computes home loan instalments using the standard reducing balance (annuity) method. Stamp duty (tiered MOT + 0.5% loan agreement) and legal fees (SRO 2023 scale) are calculated according to the current official rates; the first-home exemption (≤RM500,000, Budget 2026) is taken into account. All interest rates are floating & indicative — confirm the actual rate, margin, eligibility and costs with your bank and lawyer.
Instalment & cost by house price
Estimates at a 10% deposit, 4.0% rate, 30-year tenure. Upfront cost = deposit + stamp duty + legal fees (not first home). Confirm with your bank/lawyer.
| House price | Loan (90%) | Instalment/month | Cash upfront |
|---|---|---|---|
| RM 300,000 | RM 270,000 | RM 1,289.02 | RM 43,475 |
| RM 500,000 | RM 450,000 | RM 2,148.37 | RM 73,125 |
| RM 700,000 | RM 630,000 | RM 3,007.72 | RM 103,950 |
| RM 1,000,000 | RM 900,000 | RM 4,296.74 | RM 150,000 |
Home loan — common questions
How do I calculate the monthly instalment for a home loan?
Home loans use the reducing balance method: instalment = principal × i × (1+i)ⁿ ÷ ((1+i)ⁿ−1), i = annual rate ÷ 12, n = tenure in months. Example: RM450,000 at 4.0% over 30 years (360 months) ≈ RM2,148 per month. Home loan rates are floating — confirm with the bank.
How much is stamp duty for buying a house in Malaysia?
Stamp duty on the transfer of ownership (MOT) follows tiers: 1% on the first RM100,000, 2% (RM100,001–500,000), 3% (RM500,001–1 million), 4% above RM1 million. Stamp duty on the loan agreement is a flat 0.5% of the loan amount. Example: a RM500,000 house = MOT RM9,000; a RM450,000 loan = RM2,250.
Are first-home buyers exempt from stamp duty?
Yes. Under Budget 2026, first-home buyers (Malaysian citizens) get a 100% exemption from stamp duty on both the MOT AND the loan agreement for properties valued up to RM500,000, for SPAs signed between 1 January 2026 and 31 December 2027. Legal fees are not exempt. Confirm eligibility with your lawyer/LHDN.
How much are legal fees for a home loan?
Legal fees are governed by the Solicitors' Remuneration Order 2023: 1.25% on the first RM500,000 (minimum RM500), 1.0% for RM500,001–7.5 million. They are charged separately on the SPA (on the price) and the loan agreement (on the loan amount). Add SST (current rate) + miscellaneous costs (searches, registration) ~RM1,000–1,500. Lawyers may give a discount of up to 25%.
What is the maximum tenure for a home loan?
Typically up to 35 years, subject to the borrower's age (usually up to 70 years when the loan ends), whichever is earlier. A longer tenure lowers the monthly instalment but increases the total overall interest. Confirm with the bank.
What is the SBR and why do home loan rates change?
Most Malaysian home loans are floating rates based on the SBR (Standardised Base Rate), which is linked to Bank Negara's OPR, plus the bank's 'spread' (e.g. SBR 2.75% + 1.25% = 4.00%). When the OPR rises/falls, your instalment changes. This calculator uses an indicative rate — confirm the actual rate with the bank.
How much deposit do I need to buy a house?
The usual financing margin is up to 90% for the first and second home, so the typical deposit is 10% of the house price. The third home and above usually have a 70% margin (30% deposit). A higher deposit reduces the loan and the total interest.
How does DSR affect home loan approval?
DSR (Debt Service Ratio) = total monthly commitments ÷ net income × 100. Most banks set a limit of around 60–70%. The home instalment is usually the biggest commitment, so keep your DSR below 60% for a better chance. This is a guide only — banks assess the full CCRIS/CTOS.
Official references
The facts, rates & rules on this page are based on the following official sources. Official information can change — always verify with the original source before deciding.