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AffordabilityComfortable · 33% of income

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StateProperty typeDistrictMost granular -- optionalTenureLeasehold typically sells for less than freehold nearbyRegionSub-state, optional

Purchase price (RM)Floor area (sqft)Built-up size (condos: strata size), not land.Deposit (%)Mortgage rate (% p.a.)Islamic financing? Enter your profit rate here: the calculation is the same.Loan term (years)Your ageBanks end the loan by a maximum age.Partner's age (if applying together)

›Running costs of owning (optional)

These sit on top of the loan every month. Leave blank if you do not know yet; the result then shows the loan only.

Maintenance fee (RM a month)The monthly service charge. Add the sinking fund if it is billed separately. Ask the management office or check the listing.Quit rent and assessment tax (RM a year)Land and council charges. Your bill or the council can tell you.House insurance (RM a year)Fire cover the bank asks for. Your insurer can quote it.

›Other assumptions

Include stamp duty & legal feesFirst-time Malaysian buyer (stamp duty exempt up to RM500k)Date you sign the sale and purchase agreementExemption applies to SPAs signed 2026-01-01 to 2027-12-31 only.Latest age at end of loanTypical banks use about 65 to 70. Check yours.

Your gross monthly income (RM)Before tax and EPF.Partner's gross monthly income (RM)If you are applying together. Leave blank if not.Existing monthly debt commitments (RM)Car, credit cards, other loans

›More about you: job type, savings, living costs, bank limit

Optional. They sharpen the verdict and the "if income stops" test.

How is your main income paid?Banks count salary fully and other income less.Savings you could draw on (RM)Cash left after the deposit and signing costs. Used for the 'if income stops' test.Monthly living costs (RM)Food, transport, utilities, school. Not the loan or the commitments below.Your bank's debt ratio limit (%)Banks set their own, often quoted at 60% to 70%. We start at a cautious 60%.

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Is the price fair?

Not checked

Search your property, or choose a district and type, to compare the price with real recent sales.

Can you afford it?

Comfortable

Within a comfortable share of income, even if rates rise. Payment RM2,148 a month. Debt ratio 33% (your bank's limit: 60%).

What it costs each month: loan RM2,148. Add maintenance and insurance in the form: they come on top.

Cash at signingRM60,260

Income could fall by45%before passing your bank's limit

If rates rise 1.5 pointsRM2,555 a month

Debt ratio then38%

If your income stopped: you would be RM2,648 a month short (before living costs). Add your savings to see how long they last. Add living costs for the full picture.

›How we decide this

Debt ratio = (loan payment + other monthly commitments) / household income. Bank Negara sets no ratio, and banks use their own, often quoted at 60% to 70%, so you set your bank's limit in the form. Comfortable means at or under 40% (our own guide, a little above the typical household's 34%) and still under your limit if rates rise 1.5 points. Stretched is above that. Risky is above your bank's limit. Only the bank can approve a loan.

If rates rise

Scenario	Rate	Monthly payment	Debt ratio
Today	4.00%	RM2,148	33%
Up 0.25 points (one Bank Negara hike)	4.25%	RM2,214	34%
Up 0.75 points (a typical round of hikes)	4.75%	RM2,347	36%
Up 1.5 points (severe, more than most past cycles)	5.50%	RM2,555	38%

›Why these stress levels

Debt ratio = (loan payment + other commitments) / income. The rate rises follow Bank Negara's real moves since 2004 (a band of about 1.75 points), not a flat 3 points, which has never happened.

Conventional or Islamic: what banks show

Banks' own examples (late 2025), at a 2.75% base rate. Illustrations, not offers.

Bank and product	Type	Rate	Monthly	Interest or profit, whole loan
Bank IslamBaiti Home Financing-iSheet and web page differ (3.80% vs 3.55%). Shown at the common base rate.	IslamicTawarruq	3.55%base + 0.80	RM2,033	RM281,981
AmBankAmBank Home LoanWorked example: RM500,000 over 35 years at an effective 4.0% with SBR 2.75%.	Conventional	4.00%base + 1.25	RM2,148	RM323,413
RHBFirst Home MortgageIndicative, for a first-home package with income and price limits, subject to credit rating.	Conventional	4.15%base + 1.40	RM2,187	RM337,487
Bank MuamalatProperty Financing-iWorked example: RM350,000 over 35 years; indicative, subject to credit assessment.	IslamicTawarruq	4.45%base + 1.70	RM2,267	RM366,024

Above the base rate: conventional about 1.32 points (2 banks), Islamic about 1.25 (2 banks). Too few to call a gap.

›Why Islamic financing can cost a little more

Islamic financing uses real trades (such as tawarruq) with Shariah oversight and takaful, which add steps and cost. The gap is small, and some banks price Islamic below conventional. Scholars differ on some structures, so ask your bank how its contract works.

Your rate depends on the bank, loan size and credit. Base rate was 2.75% on 3 Sep 2026. Examples are not like for like, and banks that publish no rate (CIMB, Maybank, Hong Leong) are left out.

Cash needed at signing

Deposit

RM50,000

Stamp duty on the purchase

RM0

Stamp duty on the loan

RM0

Legal fees (purchase and loan, with 8% tax)

RM10,260

Total cash needed

RM60,260

›Rates & exemptions used

First-time-buyer exemption applied (runs 2026-2027). Rates checked Sept 2026. They change with the Budget.

Maximum price your income supports

At today's rate (4%), 60% debt ratio

RM1,000,759

If rates rise 1.5 points (5.50%), same debt ratio

RM841,471

What the loan costs in total

You borrow

RM450,000

You repay over 30 years

RM773,413

Of which interest

RM323,413

Every RM1 borrowed costs

RM1.72

Loan 58%Interest 42%

All cash out (deposit + upfront costs + repayments)

RM833,673

Where your repayments go

Interest (or profit, on Islamic financing) is charged on what you still owe. So early on, most of each payment is interest and little of it pays the loan down.

Year 1

69% interest

Year 5

64% interest

Year 10

56% interest

Year 15

46% interest

Year 20

34% interest

Year 25

20% interest

Year 30

2% interest

Interest Pays the loan down

In the first 5 years you pay RM128,902, and RM85,916 of it (67%) is interest.
Half the loan is repaid only after about 19 years, though the term is 30.
A rate 1 point higher means about RM267 more a month and RM96,238 more interest over the loan.
A term 5 years shorter means RM227 more a month but RM60,833 less interest.

Standard repayments at the same rate for the whole term, paid on time, fees not included. A floating rate can change. Paying extra or switching can cut the interest: Loan check-up. Information, not advice.

Pay extra, save on interest

Goes straight to principal?

Pay it off in (years)Shorter than 30. We work out the extra a month.Or the extra a month (RM)

Loan paid off in

25.5 yrs

›4.5 years sooner than the full 30-year term

From adding RM200/month to the normal RM2,148 payment.

Total interest saved

RM54,913

›How this is calculated

Month by month. Without extra payments, interest over 30 years is RM323,413.

Your home value vs. what you still owe

?

Orange = typical home value; dashed = loan left; dotted = total paid so far?

Home value (typical case)Loan balanceTotal paid so far (deposit, fees and payments)

The home could be worth	If it goes badly	Typical	If it goes well
In 5 years	RM486,344	RM641,440	RM845,995
In 10 years	RM510,123	RM792,370	RM1,230,782
In 20 years	RM589,494	RM1,190,383	RM2,403,776

Not the extremes: 1 future in 20 ends below the first figure, 1 in 20 above the last. Future ringgit (switch above for today's money).

Before selling costs. Selling would cost about RM31,580 at year 5 (including gains tax), RM19,809 at year 10, RM29,760 at year 20.

›Basis for the home value range

Basis: W.P. Kuala Lumpur MHPI index, 2009-2025 (16 years). Local growth fades toward a long-run 4.1%/year within a few years; the range is wide on purpose.

Pick a district to check your price against local sales. Without one, no price adjustment is made.

Islamic financing: what is the same and what differs

How Islamic home financing differs

The contract. At the banks we checked (RHB, Bank Islam, Bank Muamalat, AmBank, Hong Leong), current home financing is Tawarruq (Commodity Murabahah): you buy a commodity from the bank at a deferred price and sell it for cash to pay for the home. What you pay the bank is called profit, not interest.
The rate. Where the rate moves, it is the Standardised Base Rate plus a spread, with a ceiling it cannot go above. Examples from the banks' own documents: Bank Islam SBR 2.75% + 0.80% = 3.55%; Bank Muamalat illustration SBR 2.75% + 1.70% = 4.45% with a ceiling profit rate of 10.50%; AmBank's ceiling is 9.99% and RHB's 10.25%. Check today's figures.
How it is worked out. Profit is charged on the balance, with no compounding of profit (AmBank and Bank Islam state this; Hong Leong works on a daily balance). So for this kind, the calculations on this page are the same as for a conventional loan, with "profit" where it says interest.
Late payment. A compensation charge (ta'widh) of up to 1% a year on the overdue amount (Bank Islam, RHB), not compounding.
Settling early. Bank Islam and Bank Muamalat list no lock-in, RHB says early-settlement charges do not apply to its Home Financing-i, and Bank Islam gives a rebate (ibra') on profit not yet earned.
Profit fixed at signing. Older sale-based financing (such as BBA) fixes the whole price, profit included, when you sign: the instalment never changes and the profit is not recalculated on the balance. Choose "profit fixed when I signed" above to compare it fairly. Check with your bank which kind you have.
Takaful. Mortgage takaful (MRTT or MLTT) is compulsory or strongly recommended at those banks, and a new financing needs its own: put it under "Other fees" if you pay it in cash.

From the banks' own pages and product disclosure sheets as we collected them; terms change, so your offer letter and disclosure sheet have the real terms.

Recent sales

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