Malaysia Home Loan Calculator (2026): Monthly Instalment & Mortgage Estimate

Buyer's Tool

Malaysia Home Loan Calculator (2026): Monthly Instalment & Mortgage Estimate

Last updated July 2026 — figures are estimates for guidance only. Confirm actual rates and eligibility with a licensed bank or mortgage adviser.

Work out your estimated monthly home loan instalment for a property in Johor Bahru or anywhere in Malaysia. Enter the property price, your down payment, an interest rate and loan tenure to see the monthly repayment, total interest and total cost over the life of the loan.

Home Loan Calculator

Enter your figures — the estimate updates automatically.

Malaysians typically pay 10% (90% margin of finance).

Max is usually 35 years, or until age 70 — whichever is sooner.

Loan amount—
Down payment—
Total interest payable—
Monthly instalment—

Estimate uses a standard reducing-balance amortisation formula with a fixed rate for the full tenure. Actual bank offers use a floating rate tied to the Base Rate (BR / SBR), so your real instalment will change over time. Excludes MRTA/MLTA, legal fees, valuation and stamp duty on the loan agreement.

How home loans work in Malaysia

When you buy a property, the bank lends you a percentage of the price and you repay it in monthly instalments over an agreed tenure. The percentage the bank lends is called the margin of finance; the rest is your down payment, paid upfront.

  • Margin of finance: Malaysian citizens can usually borrow up to 90% of the property price for their first two housing loans (10% down payment). The third loan onward is typically capped at 70%.
  • Loan tenure: Up to 35 years, or until the borrower reaches age 70 — whichever comes first.
  • Interest rate: Most home loans are floating-rate, quoted as BR/SBR + a spread. When Bank Negara adjusts the Overnight Policy Rate, your instalment moves with it.
  • DSR (Debt Service Ratio): Banks check that your total monthly commitments stay within a set percentage of net income — commonly 60–70%. A higher existing debt load lowers how much you can borrow.

Typical financing parameters

ItemMalaysian citizenForeign buyer
Margin of financeUp to 90% (1st–2nd loan)Typically 70–80%
Down paymentFrom 10%From 20–30%
Max loan tenure35 years / age 7035 years / age 70
Rate basisFloating (BR/SBR + spread)Floating (BR/SBR + spread)
Min. property priceNo state minimumRM1,000,000 in Johor

Figures are general market guidance for 2026 and vary by bank, borrower profile and property type. Foreign-buyer margins in particular differ widely between banks.

Costs beyond the monthly instalment

Your loan instalment is only part of the picture. Budget for these upfront and ongoing costs too:

  • Stamp duty on the loan agreement: a flat 0.5% of the loan amount. Use our Malaysia property stamp duty calculator to estimate this and the Memorandum of Transfer duty together.
  • Legal fees & disbursements: for the Sale & Purchase Agreement and the loan agreement, on a tiered scale.
  • Valuation fee: charged by the bank's panel valuer (for sub-sale properties).
  • MRTA / MLTA: mortgage insurance that settles the loan balance if the borrower passes away — optional but often required by banks.
Buying from Singapore or overseas? Foreign buyers in Johor face a minimum purchase price of RM1,000,000 and usually secure a lower margin of finance, so the down payment is larger. Financing can be arranged with Malaysian banks or, in some cases, through a Singapore bank's cross-border loan. See our Singapore buyer's guide to Johor Bahru property for eligibility, minimum price and financing details.

Frequently asked questions

What is the minimum down payment for a house in Malaysia?
For Malaysian citizens, the minimum down payment is usually 10% of the property price, because banks lend up to a 90% margin of finance on the first two housing loans. From the third loan onward the margin is typically capped at 70%, so the down payment rises to 30%. Foreign buyers generally need 20–30% down.
What is the maximum home loan tenure in Malaysia?
The maximum tenure is generally 35 years, or until the borrower reaches age 70 — whichever comes first. A longer tenure lowers the monthly instalment but increases the total interest paid over the life of the loan.
Can foreigners get a home loan in Malaysia?
Yes. Malaysian banks lend to foreign buyers, though usually at a lower margin of finance (around 70–80%), meaning a larger down payment. The property must also meet the state's minimum purchase price for foreigners — RM1,000,000 in Johor. Approval depends on income, credit profile and the specific bank's policy.
What interest rate should I use in the calculator?
Home loans in Malaysia are floating-rate, tied to each bank's Base Rate (BR) or Standardised Base Rate (SBR) plus a spread. As a rough 2026 guide, effective rates commonly sit around 4% p.a., but the exact figure depends on the bank and your profile. The calculator holds the rate fixed for the whole tenure, so treat the result as an estimate.
How much salary do I need to qualify for a home loan?
Banks assess affordability using the Debt Service Ratio (DSR) — your total monthly debt commitments as a percentage of net income, commonly capped around 60–70%. As a rule of thumb, the monthly instalment plus any existing loans should stay within that share of your take-home pay. Existing car loans, credit card balances and personal loans all reduce how much you can borrow.

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