Malaysian Home Loan & Instalment Calculator
Whether you're eyeing a condo in KL or a terrace house in Johor, the numbers that decide affordability are the same: financed amount, interest rate, tenure, and your Debt Service Ratio. This calculator gives you the monthly instalment and the full upfront cost picture — stamp duty tiers, loan stamping and legal fee estimates — before you ever walk into a bank. A PCB estimate belongs in that arithmetic, because the instalment is tested against net pay and PCB is what lowers it.
Switch between English and Bahasa Melayu any time with the toggle in the header.
Where housing loan rates sit right now
The Overnight Policy Rate has been 2.75% since 9 July 2025 and was held at the Monetary Policy Committee's most recent decision on 3 September 2026. Floating home loan pricing is quoted as the bank's Standardised Base Rate plus a spread. As at 19 October 2026. Indicative only — confirm with the bank or BNM.
| Benchmark | Rate | Note |
|---|---|---|
| Overnight Policy Rate (OPR) | 2.75% | BNM, unchanged since 9 Jul 2025 |
| Standardised Base Rate (SBR) | 2.75% | Tracks OPR one-for-one |
| Typical effective rate, 35-year, 90% margin | 3.80% – 4.30% | SBR + 1.05% to 1.55% spread |
| Stress-test rate used by most banks | 4.30% and above | Applies to the DSR check, not your instalment |
Worked examples
Duty figures already apply the first-home exemption on the first RM100,000.
| Loan | Tenure | Rate | Instalment |
|---|---|---|---|
| RM300,000 | 35 yr | 4.05% | RM1,337 |
| RM500,000 | 35 yr | 4.05% | RM2,229 |
| RM800,000 | 35 yr | 4.05% | RM3,566 |
Frequently asked
What is a normal home loan rate in Malaysia in 2026?
Effective rates cluster at SBR (2.75%) plus a spread of roughly 1.05% to 1.55%, so 3.80% to 4.30% for a standard 35-year loan at a 90% margin. Your rate depends on the margin, tenure, lock-in and your credit profile.
Does the OPR change my instalment?
On a floating loan, yes — a 25 basis point OPR move shifts the SBR by the same amount and your instalment follows within the bank's notice period. That is why the stress test uses a rate above today's.
Is a fixed rate safer right now?
It removes payment shock but prices the certainty in, and fixed periods usually come with a lock-in and a step-up afterwards. Compare the fixed rate against the floating rate plus 1% and decide from your own cash flow.
Frequently asked questions
Is this calculator accurate for Malaysian banks?
The instalment math uses the standard amortisation formula every Malaysian bank uses. Stamp duty follows the current tiered schedule (1% on the first RM100k, 2% on the next RM400k up to RM500k, 3% on the next RM500k up to RM1m, 4% above). Legal fee estimates are typical solicitor tiers — your actual quote may vary slightly.
How does the OPR affect my monthly payment?
Most home financing is variable-rate, pegged to the bank's Base Rate which moves with Bank Negara's OPR. A 1% rate rise on a RM400k / 30-year loan adds roughly RM230 to your monthly instalment. Use the calculator to stress-test your budget.
Can I use this for refinancing?
Yes. Enter the new financing amount (what you're refinancing to), the new rate and tenure. Compare the resulting instalment and total interest against your current loan to see if refinancing is worth it after fees.
What tenure should I pick — 25, 30 or 35 years?
Longer tenure means a lower instalment but much more total interest. A RM400k loan at 4.5% costs about RM182k interest over 25 years but RM334k over 30 years. Pick the longest tenure you can afford the instalment for, then overpay when you can — that gives you flexibility and interest savings.
Need a different calculator? Try our Bahasa Melayu version or the English version, or go back to the main calculators.