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Home loan calculator

Your monthly instalment, plus the number the bank brochure keeps small: how much interest you pay over 35 years.

Rates checked 24 October 2026.

RM
%
%
years
Monthly instalmentRM1,992.49
Loan amount
RM450,000
Down payment
RM50,000
Total interest
RM386,844
Total repaid to bank
RM836,844
Suggested minimum net income
RM5,977

Banks usually want instalments under about a third of net income.

Year by year
YearPrincipal paidInterest paidBalance left
1RM6,019RM17,890RM443,981
2RM6,265RM17,645RM437,716
3RM6,520RM17,390RM431,196
4RM6,786RM17,124RM424,411
5RM7,062RM16,848RM417,349
6RM7,350RM16,560RM409,999
7RM7,649RM16,261RM402,350
8RM7,961RM15,949RM394,389
9RM8,285RM15,625RM386,104
10RM8,623RM15,287RM377,481
11RM8,974RM14,936RM368,508
12RM9,340RM14,570RM359,168
13RM9,720RM14,190RM349,448
14RM10,116RM13,794RM339,332
15RM10,528RM13,382RM328,804
16RM10,957RM12,953RM317,847
17RM11,404RM12,506RM306,443
18RM11,868RM12,042RM294,575
19RM12,352RM11,558RM282,223
20RM12,855RM11,055RM269,369
21RM13,379RM10,531RM255,990
22RM13,924RM9,986RM242,066
23RM14,491RM9,419RM227,575
24RM15,081RM8,829RM212,494
25RM15,696RM8,214RM196,798
26RM16,335RM7,575RM180,463
27RM17,001RM6,909RM163,462
28RM17,693RM6,216RM145,769
29RM18,414RM5,496RM127,355
30RM19,164RM4,745RM108,190
31RM19,945RM3,965RM88,245
32RM20,758RM3,152RM67,487
33RM21,604RM2,306RM45,883
34RM22,484RM1,426RM23,400
35RM23,400RM510RM0
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How Malaysian home loans work

Most home loans in Malaysia are variable-rate loans priced at the bank's Standardised Base Rate (SBR) plus a spread. When Bank Negara changes the Overnight Policy Rate, your rate and instalment usually follow. Interest is charged on the balance you still owe, so early payments are mostly interest and later payments are mostly principal.

Margin of financing

Banks usually lend up to 90% of the property price for your first two homes, so you pay 10% as a down payment. A third property is limited to 70%. The maximum tenure is 35 years or until you turn 70, whichever comes first.

Can you afford it?

Banks look at your debt service ratio: all your monthly loan repayments divided by your net income. Many banks are comfortable up to about 60% to 70% for higher earners, but keeping your home loan under a third of take-home pay leaves room for everything else.

Costs this does not include

Budget separately for stamp duty on the sale and purchase agreement and the loan agreement, legal fees, valuation and any MRTA or MLTA insurance. First-time buyers may get stamp duty exemptions on homes up to RM500,000.

Source: Bank Negara Malaysia.

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