Malaysia 💰 MYR Last updated2026-05-28

Pinjaman perumahan Calculator Malaysia

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Quick answer (Malaysia)

A RM500,000 pinjaman perumahan at 4.3% over a 30-year term works out to a monthly payment of about RM 2,474, with total interest of RM 390,769 over the full term.

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Mortgage Calculator

MYR

Home Value

LTV 80% · No PMI ✓

Loan Amount

Interest Rate

Term

Total Monthly

RM 3,308

PITI

Principal + Interest

RM 2,474

44% goes to interest

Total Interest

RM 390,769

over 30 years

Monthly Breakdown

Principal & InterestRM 2,474

Property Tax (1.1%/yr)RM 573

Homeowner's Insurance (0.5%/yr)RM 260

Total MonthlyRM 3,308

Principal vs Interest Split

56% principal

44% interest

✨ Live recalculation·Includes P&I, property tax, insurance. Estimates only — consult a licensed lender for exact rates.

Reviewed by

Aisha Rahman, CFP®, MBA LinkedIn ↗

CFP® with 12+ years in mortgage & retirement planning.

Local context

Pinjaman perumahans in Malaysia

Typical loan

RM 500,000

in Malaysia

Typical rate

4.3% p.a.

prime borrower, 2026

Typical term

30 years

most common

Market overview

Malaysia's home loan market is dominated by Maybank, CIMB, Public Bank, RHB, Hong Leong, and Bank Islam (for Islamic financing). Most mortgages are BLR/BR-linked variable-rate, pricing as BR - X% spread. Bank Negara Malaysia's Overnight Policy Rate held at 3.00% through 2025, with most lenders quoting BR at 3.85-4.00%. LTV up to 90% is standard for first/second home; 70% for third+.

Why 4.3% is the typical rate

4.3% reflects a typical effective lending rate for a 90% LTV first-home purchase at a tier-1 bank in early 2026. Islamic financing (musharakah mutanaqisah) prices similarly to conventional, with profit rates around 4.1-4.5%.

Tax & regulatory notes

There is no individual mortgage interest deduction for personal home loans (the relief was withdrawn in 2010 and revived briefly in 2020-2022 for new buyers up to RM2,500/yr). Stamp duty on the property transfer ranges 1-4% by price band, with first-time buyers getting full waivers up to RM500,000 (extended through 2026). MRTA (Mortgage Reducing Term Assurance) is typically required but can be replaced with MLTA term insurance.

🧮 Worked example

A RM500,000 pinjaman perumahan at 4.3% over a 30-year term

Loan amount

RM 500,000

Annual interest rate

4.3%

Term

30 years (360 months)

Monthly payment

RM 2,474

Total interest paid

RM 390,769

Total paid (principal + interest)

RM 890,769

❓ FAQ (Malaysia)

Common questions in Malaysia.

What is MRTA and is it mandatory?

MRTA (Mortgage Reducing Term Assurance) pays off your mortgage balance if you die or are permanently disabled. Most Malaysian banks require it (or accept MLTA — Mortgage Level Term Assurance — as a substitute). The premium is typically 1-3% of the loan amount, paid upfront or financed into the loan. MLTA costs more but is portable across properties.

BLR vs BR vs SBR — which benchmark does my loan use?

Post-1 August 2022, new variable-rate Malaysian mortgages are priced off SBR (Standardised Base Rate), which equals BNM's OPR + a bank-set spread. Pre-2022 BR (Base Rate) and even older BLR-linked loans still exist; banks must show all three benchmarks for transparency. SBR adjusts automatically when OPR moves; the bank spread stays fixed.

Can foreigners get a Malaysian home loan?

Yes — foreigners can buy properties priced above the state-set minimum (typically RM1m, RM2m in some states) and borrow up to 70-80% LTV from local banks. MM2H (Malaysia My Second Home) visa holders get marginally better terms. Documentation includes income proof from your home country and an EOR (employee) or business registration.

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