Work out the monthly repayment on a Malaysian home loan — enter the price, the margin of finance, the rate in your bank’s offer and the tenure. No interest rate is pre-filled: rates differ by bank and borrower.
Up to 90% on a 1st or 2nd housing loan; 70% from the 3rd.
Required for the instalment; no rate is assumed.
Maximum 35 years, or until you turn 70, whichever comes first.
A standard Malaysian term home loan is repaid in equal monthly instalments: each payment covers that month’s interest on the outstanding balance, and the rest reduces the principal. The calculator uses the standard amortisation formula — instalment = loan × r ÷ (1 − (1 + r)−n), where r is the yearly rate divided by 12 and n is the number of monthly payments — and shows the monthly instalment, the total interest and the total you repay.
The loan amount is the price multiplied by the margin of finance. Bank Negara Malaysia caps the margin at 90% for a 1st or 2nd housing loan and 70% from the 3rd, so the default is 90%: for a RM500,000 property the bank lends RM450,000 and you fund the remaining RM50,000 (10% down payment) yourself. Maximum tenure is 35 years, or until the borrower turns 70, whichever comes first, and longer tenures lower monthly payments but substantially increase total interest paid.
There is no default interest rate — enter the rate in your bank’s offer. Variable-rate loans are priced as SBR plus a spread, and when BNM raises or lowers the OPR, SBR moves by the same amount and your instalment adjusts, so re-run the numbers when the rate changes. The result assumes one rate for the whole tenure; flexi loans, MRTA financing and lock-in terms change the real cost, so compare offers on the full terms.
| Factor | How it changes the result |
|---|---|
| Loan amount | Price × margin of finance. Financing an MRTA premium (up to 5% more with some banks) increases the loan balance and the interest. |
| Interest rate | Priced as SBR plus a spread; when the OPR moves, SBR and your instalment move with it. |
| Tenure | Up to 35 years or age 70. Longer tenures lower the monthly payment but substantially increase the total interest. |
| Loan type | Full flexi loans often carry a slightly higher spread (+ 0.1–0.2%) and may have a monthly service fee (RM10–RM20). |
| Margin of finance | 90% on a 1st or 2nd housing loan, 70% from the 3rd — a lower margin means a bigger down payment but a smaller instalment. |
| Your DSR | The bank only approves an instalment that keeps your Debt Service Ratio within its limit — check it with our eligibility calculator. |
General information, not financial advice — banks assess every application differently; confirm with the bank.
This calculator covers the numbers side — if you also need a contractor for repairs, waterproofing or renovation work, feel free to ask, no obligation.
💬 Ask ClickBina on WhatsAppWhen the numbers work, WhatsApp us photos of the unit — free renovation quote, we reply within the hour.