Malaysia Home Loan Calculator
Estimate a monthly instalment from the loan amount, effective interest or profit rate and tenure you actually enter. Compare a second rate, test regular extra payments and inspect the yearly balance without a hidden promotional rate.
Official sources and comparison cases reviewed 21 September 2026
Calculate your monthly instalment
The calculation runs only in your browser. Your figures are not sent or saved.
- Country coverage
- Malaysia · 13 states and 3 federal territories
- Loan model
- Monthly reducing-balance instalments
- Currency
- Malaysian ringgit (MYR / RM)
See every covered state and territory and why no region selector is needed
The repayment formula is nationwide, so selecting a state would not change the mathematics. Coverage includes Johor, Kedah, Kelantan, Melaka, Negeri Sembilan, Pahang, Penang, Perak, Perlis, Sabah, Sarawak, Selangor and Terengganu, plus the federal territories of Kuala Lumpur, Labuan and Putrajaya. Land title, tenure, consent requirements, valuation, legal process and purchase costs can still differ by location and property. Those matters require a bank, valuer or conveyancing lawyer and are not invented by this calculator.
Important notice
This calculator provides a general, educational and non-binding estimate. It is not financial, credit, legal or tax advice, a loan or financing approval, an offer, a property valuation or a guarantee of any result.
A bank may use daily interest or profit, actual disbursement and payment dates, rounding, progressive release, SBR or other reference-rate changes, fees and product-specific terms. Confirm the contractual figures in the letter of offer, Product Disclosure Sheet and formal repayment schedule.
This calculator does not decide DSR, LTV or margin of finance, maximum borrowing, tenure eligibility or approval. It excludes MRTA, MLTA and takaful, stamp duty, legal and valuation fees, lock-in or early-settlement charges, state land matters and other purchase costs.
A housing loan or financing facility is secured against the property. Rate increases can raise floating-rate instalments. Missed payments may cause charges, credit consequences and enforcement against the property.
What this calculator shows
Monthly instalment
See the scheduled payment and the first month’s split between interest or profit and principal.
Full-tenure cost
See total interest or profit, total scheduled repayments and the outstanding balance at each year end.
Planning scenarios
Compare another constant rate or illustrate regular extra principal payments without treating either result as a bank promise.
Repayment mathematics is not a loan approval
Bank Negara Malaysia’s published measure sets a maximum 35-year tenure for financing used to purchase residential or non-residential property. It also requires prudent debt-service assessment, but that does not create one universal DSR percentage that this page can safely use for every applicant. A bank considers verified income, existing commitments, age, CCRIS information, property valuation, product rules and its own credit policy.
BNM’s published property-market measure applies a maximum 70% loan-to-value ratio to a borrower’s third housing financing facility, while first and second homes remain subject to each bank’s policy. Government guarantee and affordable-home schemes can also have separate eligibility. This page therefore asks for the actual loan amount and does not display a green “eligible” result, guess a 90% margin, or infer approval from property price alone.
Enter the effective rate, not SBR by itself
For new retail floating-rate loans, the Standardised Base Rate is the common reference rate and is linked solely to Bank Negara Malaysia’s Overnight Policy Rate. The customer’s effective rate normally includes a bank-specific spread above that reference rate. Enter the full effective annual interest or profit rate from your quote, letter of offer or Product Disclosure Sheet—not only the SBR and not a rate advertised for a different borrower.
BNM’s revised Reference Rate Framework took effect on 1 July 2026 and strengthens expectations for banks to reflect reference-rate changes in floating retail instalments promptly and explain the adjustment. That means a floating housing-loan instalment can change during its tenure. The calculator intentionally keeps the entered rate constant so the arithmetic remains inspectable. Use the second-rate field to test a higher or lower scenario, but do not read it as an OPR forecast.
Conventional, Islamic and flexi facilities
The reducing-balance monthly calculation can provide a useful illustration for conventional housing loans and for an Islamic financing illustration when the effective profit rate and scheduled instalments are used. Islamic products may also state a ceiling profit rate, sale price and Ibra’ rebate treatment. Those contractual concepts are not replaced by a generic amortisation table; use the bank’s Product Disclosure Sheet and formal illustration.
Full-flexi and semi-flexi products may treat deposits, redraws, account fees and withdrawals differently. The optional extra-payment result assumes every extra ringgit immediately and permanently reduces principal, with no fee or limit. It is helpful for comparison, but it is not a promise of the balance, tenure or savings your bank will show. For a property under construction, progressive disbursement can also produce interest-only or profit-servicing amounts before the full instalment begins.
Purchase costs are deliberately excluded
The monthly loan formula does not determine stamp duty on the transfer or financing instrument, legal fees, valuation, registration, MRTA, MLTA, takaful, fire insurance, maintenance, assessment tax, quit rent or renovation. Buyer profile, transaction date, property value and any exemption can matter. Malaysia’s stamp-duty administration also began moving into the phased Self-Assessment System from 1 January 2026, so current LHDN guidance and the conveyancing lawyer should be used for the actual instrument.
Known recurring costs can be entered under other monthly housing costs, where they remain visibly separate from principal and interest. Keep one-off purchase costs in a separate cash budget. This avoids presenting a precise-looking but potentially wrong national total for a transaction whose title, exemption and legal facts are unknown.
Numerical cross-checks
For RM450,000 at 4.20% for 35 years, this calculator returns RM2,046.83 per month and RM409,667.39 total interest. A public Malaysian worked example displays approximately RM2,047 a month and RM409,700 total interest, matching at its stated rounded precision.
Bank Muamalat’s published SMART Mortgage Flexi illustration uses RM500,000 at 4.35% for 35 years and displays RM2,320 monthly with RM474,421 whole-tenure profit charges. This calculator returns RM2,320.05 and RM474,421.46. A Maybank OPR example displays RM2,366 for RM500,000 at 4.50% over 35 years; this calculator returns RM2,366.28. Differences of a few sen or ringgit can arise from displayed rounding and contractual daily calculations.
Official sources and comparison references
- Bank Negara Malaysia: 2026 Reference Rate Framework
- Bank Negara Malaysia: how OPR changes affect floating housing loans
- Bank Negara Malaysia: 35-year property-financing tenure and prudent assessment
- Bank Negara Malaysia: LTV measure for a third housing financing facility
- Bank Negara Malaysia: Product Transparency and Disclosure requirements
- LHDN Malaysia: Stamp Duty Self-Assessment System
- Maybank Malaysia home loan or financing calculator
- Bank Muamalat SMART Mortgage Flexi worked illustration
- KiraDuit Malaysia home-loan worked example
- PropertyGuru Malaysia home loan calculator
- RinggitPlus Malaysia home loan calculator
JustFileKit is not affiliated with the Government of Malaysia, Bank Negara Malaysia, LHDN, any bank or any comparison service.
Frequently asked questions
Does this calculator determine how much a bank will approve?
No. It calculates repayments for an amount you enter. Approval and margin depend on income, commitments, CCRIS, valuation, age, tenure, property and bank policy.
Why is there no state selector?
The repayment formula is the same nationwide. A state, territory, land title or property can change legal requirements, valuation and purchase costs, but not the mathematical instalment for the same amount, effective rate and tenure.
Should I enter SBR or the advertised home-loan rate?
Enter the complete effective annual rate offered for your case. SBR is only the reference component, while the spread and product terms determine the effective rate. Do not copy another borrower’s promotional rate.
Can I use the extra-payment result for a flexi loan?
Use it only as an illustration. Your bank may apply deposits, redraws, fees and instalment recalculation differently. Confirm how additional money reduces principal and whether it can be withdrawn.
Are stamp duty, MRTA, MLTA and takaful included?
No. These depend on transaction, borrower, coverage and product facts outside a basic repayment formula. Use current official guidance and written quotations instead of a guessed amount.