Buy now, or wait?

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Find your property

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Import from a listing

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Your property

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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.

Monthly rent for a similar home (RM)Check a similar nearby listing.assumption: your own estimate

Import a comparable rental listing

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Rental deposit (months of rent)Often 2 + 1 months. Locked with the landlord, returned later.Selling costs (% of sale price)Agent fee (max 3%) + 8% SST + legal fees.Use my one-time gains tax (RPGT) exemption

While you wait

Extra savings while renting (RM/month)

Budget: RM2,149 a month (RM1,460 rent + this), same either way. Starts at the buy-now mortgage (RM2,148) minus rent.

assumption: your deposit and savings earn about 6.0% a year while you wait

At year 30, if you wait 10 years first

Waiting looks worse in the typical case

If you wait:

At year 30, waiting 10 years leaves you RM670,563 behind (31%) in the typical case (future ringgit).

Why: the home would cost RM792,370 by then (RM500,000 today). Your savings cover 26% of it, so you borrow 74% instead of 90% (RM582,430 instead of RM450,000). But you miss 10 years of price growth, and 10 years of loan remain at year 30.

Slower price growth: waiting RM318,447 behind. Faster: RM1,092,242 behind. Buying now wins in all three.

After buying, your budget pays the mortgage and the rest is saved: RM1 a month if you buy now, -RM261 after waiting.

After waiting, the mortgage (RM2,781) is above your budget (RM2,519). The gap comes out of savings.

Buy now vs. wait, at year 30

Net worth at year 30, by years waited?

Typical range (middle 50%)?Wait-then-buy (typical case)Buy now (typical case)

›How this is calculated

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. Your deposit and savings earn the same low-risk return as the other pages. Ownership costs come out of the same budget. The longer you wait, the less price growth you get.

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

What you'd still owe at year 30

Loan left at year 30, by years waited?

Typical range (middle 50%)?Wait-then-buy (typical case)Buy now (typical case)

Buy now vs. wait 10 years (typical case)

	Buy now	Wait 10 yrs
Price you'd pay	RM500,000	RM792,370
Cash you'd put in	RM50,000	RM209,940
You'd borrow	RM450,000	RM582,430
Loan as a share of the price	90%	74%
Monthly mortgage payment	RM2,148	RM2,781
Left of your budget to save each month	RM1	-RM261
Still owed at year 30	RM0	RM274,641
Years of payments left at year 30	0	10

Purchase amounts are at the day you buy; "still owed" is at year 30.

Recent sales near your price

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