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House Loan Calculator Malaysia 2026
Calculate your monthly mortgage repayment, total interest, and view a full amortization schedule — based on latest Malaysian rates.
Loan Details
RM 50,000 down payment
Monthly Repayment
RM 2,280.08/ month
Total Interest
RM 370,830
Loan Amount
RM 450,000
Loan-to-Value (LTV)
90.0%
Total Payment
RM 820,830
Amortization Schedule
| Year | Opening Balance | Closing Balance |
|---|---|---|
| 1 | RM 450,000 | RM 442,740 |
| 2 | RM 442,740 | RM 435,147 |
| 3 | RM 435,147 | RM 427,206 |
| 4 | RM 427,206 | RM 418,899 |
| 5 | RM 418,899 | RM 410,211 |
Quick Answer
Monthly repayment for a RM 500,000 house with 10% down payment over 30 years at 4.5% interest is approximately RM 2,280.08/month.
Frequently Asked Questions
How is monthly loan repayment calculated in Malaysia?
Monthly loan repayments in Malaysia are calculated using the reducing balance method. The formula is M = P[r(1+r)^n] / [(1+r)^n - 1], where P is the loan principal (property price minus down payment), r is the monthly interest rate (annual rate divided by 12), and n is the total number of monthly payments. Most Malaysian banks use this formula for home financing, including both conventional loans and Islamic financing (where the concept is applied similarly through profit rates).
What is the maximum loan tenure for a house loan in Malaysia?
The maximum loan tenure for a house loan in Malaysia is 35 years, subject to the borrower being no older than 70 years at the end of the loan tenure. For example, if you are 40 years old, the maximum tenure you can get is 30 years (40 + 30 = 70). Some banks may have a lower age cap of 65. The longer the tenure, the lower your monthly repayment — but you will pay significantly more in total interest over the life of the loan.
What interest rate should I use for my calculation?
As of 2026, the average base rate (BR) for Malaysian banks ranges from 3.5% to 4.0%, with effective home loan rates typically between 4.0% and 5.0% depending on the bank, your credit profile, and the property type. First-time homebuyers and those purchasing properties below RM500,000 may qualify for lower rates. It is advisable to check the latest Bank Negara Malaysia OPR and compare rates from multiple banks before committing.
Can I make extra payments on my housing loan?
Yes, most Malaysian banks allow extra or lump-sum payments on your housing loan. Making extra monthly payments reduces your principal faster, which significantly lowers the total interest paid and can shorten your loan tenure. However, some banks charge an early settlement fee or lock-in penalty (typically 2-3% of the outstanding amount) if you fully settle the loan within the first 3-5 years. Always check your loan agreement for any lock-in period or prepayment penalties.
What is Loan-to-Value (LTV) ratio?
The Loan-to-Value (LTV) ratio represents the percentage of the property price that is financed by the bank. In Malaysia, Bank Negara guidelines allow up to 90% LTV for your first two residential properties (meaning a minimum 10% down payment). For the third property onwards, the maximum LTV is typically 70%. A lower LTV means a larger down payment but lower monthly repayments and less total interest paid over the loan tenure.
Kalkulator Pinjaman Rumah — Cara Kira Ansuran Bulanan
Membeli rumah adalah keputusan kewangan terbesar bagi kebanyakan rakyat Malaysia. Kalkulator pinjaman rumah ini menggunakan formula baki berkurangan (reducing balance) yang sama digunakan oleh bank-bank di Malaysia.
Formula: M = P[r(1+r)^n] / [(1+r)^n - 1], di mana P ialah jumlah pinjaman, r ialah kadar faedah bulanan, dan n ialah jumlah bulan pembayaran. Contoh: rumah RM500,000 dengan wang pendahuluan 10% dan kadar faedah 4.5% selama 30 tahun = ansuran bulanan kira-kira RM2,284.
Tip penjimatan: Bayaran tambahan bulanan walaupun sedikit boleh mengurangkan jumlah faedah secara ketara dan memendekkan tempoh pinjaman. Semak terma penalti penyelesaian awal (lock-in period) dengan bank anda sebelum membuat bayaran tambahan.
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