plan · own a home already?

Pay off sooner, or switch banks?

See what each would save. Nothing you type leaves your browser.

Your loan today

What kind of loan is it?

What you still owe (RM)From your latest statement.Your rate (% a year)What you pay each month (RM)The instalment on your statement.What the home is worth now (RM, optional)A rough figure is fine. It is only used to show how much of the home you own.

Pay it off sooner

Extra each month (RM)One-off lump sum now (RM)From savings, a bonus, or an EPF withdrawal if you are allowed one.

Try a lower rate

The new rate you have been offered or want to test (% a year)Leave empty to see only the table of what each step down is worth.

What switching costs

Month your current loan started (for the lock-in check)Only used to see whether you are still inside the lock-in.Lock-in period on your current loan (years, from your offer letter; leave empty if you do not know)Some banks have none. Inside the lock-in, settling early usually costs a percentage of what you owe.Early-settlement charge if you settle now (% of what you owe)Check your offer letter.Valuation fee (RM)Legal fee (RM)Estimate RM4,320, plus stamp duty RM2,000. Use your lawyer's quote.Other fees (RM)Anything else the new bank charges.

What a bank looks at

Monthly income your bank would count (RM)Many banks use income after statutory deductions.Other loan payments each month (RM)Car, personal loan, study loan. Not this home loan.What you owe on credit cards now (RM)I carry a card balance from month to monthLate payments on any loan or card in the last 12 monthsCredit applications in the last 12 months (loans or cards, including rejected ones)The debt-to-income limit you assume (%)Bank Negara sets none; each bank decides. 60% is a cautious guess.

Your loan as it stands

Paid off in 24 years 6 months

You still have about RM260,404 of interest to pay on RM400,000 owed, if nothing changes.

This month's RM2,250: RM1,500 is interest on the RM400,000 you owe, and only RM750 comes off what you owe.

›Does it matter how long I have already paid?

No, for a normal loan. The bank charges interest on what you owe now, so RM400,000 owed today behaves like the first payment of a new RM400,000 loan at the same rate. Only the amount owed, the rate and the instalment decide what happens next. If your loan is Islamic financing with a fixed profit or a flat rate, or has an offset or flexi account, the split can be different: ask your bank for its settlement figure and its schedule, and use them to check this page.

Pay it off sooner

Paid off in

19 years 10 months

Years sooner

4 years 8 months

Interest saved

RM55,907

You pay each month

RM2,550

›How this is calculated

Month by month: each month the interest on what you owe is added, then your instalment plus the extra RM300 comes off, and a lump sum of RM0 comes off at the start. Banks usually work out interest on a daily balance, which is very close. Check with your bank that extra payments go to the loan itself and that there is no fee or limit.

What a lower rate would be worth

Same end date, lower instalment. Not a rate you will be offered. Switching costs not included.

If your rate fell by	New rate	Saves each month	Saves in interest
0.25 points	4.25%	RM58	RM16,003
0.5 points	4.00%	RM114	RM32,276
0.75 points	3.75%	RM168	RM48,322
1 point	3.50%	RM222	RM64,140

What if your rate rises

Your rate follows Bank Negara's OPR, so it can move. Some banks keep your instalment and change the years left; others change the instalment. Both shown: check yours.

If your rate rose by	New rate	Same instalment: adds	Or the instalment becomes
0.25 points	4.75%	1 year 2 months (RM32,389 more interest)	RM2,305 (+RM55)
0.75 points	5.25%	4 years 3 months (RM114,814 more interest)	RM2,421 (+RM171)
1.5 points	6.00%	12 years 3 months (RM330,819 more interest)	RM2,600 (+RM350)

What a bank looks at, and what you can improve

We cannot see your credit score or the rate a bank will offer. The spread above the base rate reflects your risk. A cleaner profile can earn a smaller one.

Debt-to-income (DSR)
For your information
Add your monthly income to see this.
Payment record (CCRIS)
In good shape
No late payments in 12 months. Banks read your CCRIS report; you can check yours free on eCCRIS.
Credit cards
In good shape
You clear your cards each month, which keeps the record clean and the commitments low.
Recent credit applications
In good shape
Few credit applications in the last 12 months. Each application shows on your CCRIS report.

›What this is based on

The debt-to-income figure is your monthly debt payments, including this loan, divided by your monthly income. Credit cards are counted at 5% of what you owe, which is how one bank's published calculator does it; others differ. Bank Negara has not set a limit (each bank decides), so the 60% is your own assumption and the 40% "comfortable" line is this site's guide, not a bank rule. The payment record is the CCRIS report, Bank Negara's record of your loans and how you repaid them, which you can check free through eCCRIS. According to guides it carries no score and shows the last 12 months of repayment and your recent credit applications. Banks also use a private score (for example CTOS, 300 to 850) and set their own rules.

›How rates are set, with an example

At least two banks publish a Standardised Base Rate of 2.75% (since July 2025) and add their own spread for housing loans. One bank's published example adds 1.25 points for an effective 4.00%. Check today's rates and your own offer: the spread you are offered is not something this page can know.