First-Time Homebuyer Schemes
in Malaysia (2026)

Scheme details, income caps and property price thresholds are subject to government budget decisions. Always verify with the relevant agency before applying. Questions? WhatsApp ClickBina →

First-time homebuyer schemes at a glance

The Malaysian government runs several interlocking schemes to help first-time buyers enter the property market. They target different pain points — affordability of the unit price, down payment, loan approval, and stamp duty cost — so understanding which applies to your situation is the first step.

Stamp-duty exemption for first-time buyers

The most universally applicable relief is the full stamp-duty exemption on both the Memorandum of Transfer (MOT) and the loan agreement for first-time Malaysian citizen buyers purchasing a residential property priced at or below RM500,000. Under Budget 2026, this exemption was extended until 31 December 2027.

Eligibility: Malaysian citizen only; must never have owned any residential property (including inherited or gifted); joint buyers must both qualify individually; SPA signed on or before 31 December 2027. For full details see our stamp-duty exemption for first home guide →.

SJKP — Skim Jaminan Kredit Perumahan (100% financing guarantee)

SJKP (administered by Cagamas, the national mortgage corporation) guarantees the 10% down payment on behalf of the buyer, enabling participating banks to offer 100% financing (zero down payment). It is particularly valuable for buyers who have the income to service the loan but lack accumulated savings for the down payment.

Budget 2026 doubled the SJKP facility to RM20 billion, targeting approximately 80,000 additional buyers.

• SJKP (standard): Malaysian citizen; first residential property; individual monthly income ≤RM5,000 or joint income ≤RM10,000; property price ≤RM500,000.
• SJKP MADANI (gig/informal workers): Extends coverage to self-employed, freelancers and gig-economy workers who cannot show payslips; broader income verification allowed.

The guarantee covers the bank’s exposure on the 10% shortfall. The buyer still signs for a 100% loan and services it in full. Apply through participating banks (Maybank, CIMB, Public Bank, RHB, MBSB, BSN and others). For buyers who also qualify for the stamp-duty exemption, SJKP + stamp exemption means effectively zero upfront cash needed beyond legal fees.

PR1MA — Perbadanan PR1MA Malaysia

PR1MA develops and sells purpose-built affordable homes — typically townhouses, apartments and terraced units — in dedicated PR1MA projects at below-market prices (RM100,000–RM400,000) in selected locations across Malaysia. These are not open-market properties; they come with a 10-year moratorium on sale or rental to prevent flipping.

Note: PR1MA projects are location-specific and subject to ballot demand. Not all locations have active launches. Check the PR1MA portal for current project availability and ballot status.

MyHome subsidy

The MyHome programme (administered by KPKT, the Housing and Local Government Ministry) offers a one-off subsidy of up to RM30,000 deducted directly from the purchase price of eligible units in participating developer projects. It is targeted at medium-cost housing and is only available for units in projects that have been registered under the scheme.

• Household income: not exceeding RM10,000/month.
• First residential property.
• Malaysian citizen.
• Property must be in a participating MyHome project — check the KPKT e-MyHome portal for eligible developments.
• Subsidy is applied at point of sale, reducing the SPA price; buyers still finance the remaining (net) amount through normal bank channels.

Residensi Wilayah (RUMAWIP) — WP affordable housing

Residensi Wilayah (formerly RUMAWIP — Rumah Mampu Milik Wilayah Persekutuan) is an affordable housing programme exclusively for those who live and work in Wilayah Persekutuan (KL, Putrajaya, and Labuan). Units are priced significantly below market at controlled rates to improve homeownership access for KL residents.

EPF Akaun Sejahtera (Account 2) withdrawal for housing

EPF members can withdraw from Akaun Sejahtera (the restructured Account 2 since May 2024) to fund the purchase of a residential property. The withdrawal can be used for the down payment, balance purchase price or to reduce/redeem an existing housing loan.

• Must be an active EPF contributor; Malaysian citizen or PR.
• Minimum balance of RM500 in Akaun Sejahtera before withdrawal.
• Maximum withdrawal: purchase price minus loan amount, plus up to 10% of purchase price — or Akaun Sejahtera balance, whichever is lower.
• Apply online via i-Akaun (KWSP online portal) or at any EPF branch with Form KWSP 9C.
• A subsequent housing withdrawal for a second property requires the first to have been sold or disposed of (with limited exceptions).
• Note: the May 2024 EPF restructuring renamed Account 2 to Akaun Sejahtera; older guides referring to "Account 2" mean the same fund.

Eligibility comparison: all schemes side by side

Can you stack multiple schemes?

Yes — many schemes are designed to be used together. Common combinations include:

• SJKP + Stamp-duty exemption: A buyer with no savings can get 100% financing (SJKP guarantees the 10% shortfall) and pay zero stamp duty (exemption on sub-RM500k purchase). Out-of-pocket cost is limited to legal and valuation fees — typically RM5,000–RM8,000 for a RM400,000 property.
• EPF Akaun Sejahtera + SJKP: Use EPF withdrawal to cover legal fees and initial commitment; SJKP covers the down payment guarantee.
• PR1MA + SJKP: PR1MA projects are eligible for SJKP 100% financing where the buyer qualifies.
• MyHome + Stamp-duty exemption: The RM30,000 MyHome subsidy reduces the purchase price, and if the resulting price is ≤RM500,000, the stamp-duty exemption applies on the net amount.

Also see: Home loan margin of finance → and stamp-duty exemption guide →

First-time buyer checklist (2026)

• ☐ Check your CCRIS (Bank Negara) and CTOS reports — clean any errors or overdue entries before applying for a loan. See our home loan rejection guide →
• ☐ Calculate your DSR (total monthly debt repayments ÷ gross income) — aim for <60% after the new mortgage is added.
• ☐ Confirm you qualify for the stamp-duty exemption — verify no prior residential ownership including inheritance.
• ☐ Check your EPF Akaun Sejahtera balance — you can use it for the down payment or legal fees.
• ☐ Determine whether your target property is in a SJKP, PR1MA, MyHome or Residensi Wilayah eligible project.
• ☐ Engage a licensed conveyancing lawyer early — they manage stamp exemption declarations, EPF paperwork and SPA stamping.
• ☐ Budget for legal fees, valuation fee and SPA legal costs — not covered by most schemes. Typically RM5,000–RM10,000 for a RM400,000 property.

Common mistakes first-time buyers make

• Signing an SPA without checking SJKP eligibility first. You must confirm SJKP approval before committing to a purchase if you are relying on 100% financing.
• Co-buying with a partner who previously owned property — this disqualifies the entire transaction from the stamp-duty exemption, even if one buyer is a genuine first-timer.
• Overlooking inherited or gifted property. If you received property as a gift or inheritance, you do not qualify as a first-time buyer for the stamp-duty exemption, even if you never purchased property yourself.
• Applying for PR1MA without checking ballot availability in your preferred area — popular locations are oversubscribed and successful applications are by ballot.
• Draining EPF Akaun Sejahtera entirely. The withdrawal reduces your retirement savings. Only withdraw what is needed for the down payment — leave a balance for compounding returns.
• Not factoring in the PR1MA 10-year moratorium. If you buy a PR1MA unit, you cannot sell or rent it out for 10 years. Ensure this matches your life plans.

Worried about loan rejection? See why home loans get rejected in Malaysia and how to fix it →

Sources & official references

• Perbadanan PR1MA Malaysia — www.pr1ma.my
• Skim Jaminan Kredit Perumahan (SJKP) — www.sjkp.com.my
• Residensi Wilayah — Jabatan Wilayah Persekutuan (JWP)
• EPF / KWSP — Housing Withdrawal (6 types)
• Ministry of Finance Malaysia (MOF) — Budget 2026 stamp-duty extension
• KPKT (Ministry of Housing & Local Government) — MyHome scheme
• Stamp Act 1949 (Act 378) — as amended; National Land Code 1965 (Act 56)