Home Loan Malaysia
Rates from 3.55%
Compare housing loan interest rates from 11 banks and calculate your monthly instalment.
Rates verified: 20 Aug 2026, 11:10 AM MYT
🧮 Home Loan Calculator
Banks typically finance up to 90% of the property price for a first home.
Sorted by lowest effective rate
- ✓Effective rate from 4.22% p.a. (SBR + 1.47%)
- ✓Overpay anytime, redraw the excess free
- ✓Up to 90% margin of finance
- ✓Effective rate from 4.75% p.a.
- ✓Current account balance reduces interest daily
- ✓Auto-debit instalment from the same account
- ✓Effective rate from 4.35% p.a.
- ✓Tenure up to 35 years or age 70, whichever first
- ✓MaxiHome-i Islamic variant available
- ✓Effective profit rate from 4.35% p.a. (SBR + 1.60%)
- ✓Shariah-compliant (Musyarakah Mutanaqisah)
- ✓Free overpayment + redraw facility
- ✓Effective profit rate from 4.35% p.a.
- ✓Apply and track online via CIMB OCTO
- ✓Shariah-compliant (Tawarruq)
- ✓Effective rate from 4.00% p.a. (SBR + 1.25%)
- ✓Zero early-settlement penalty
- ✓Transparent all-in pricing, no bundled add-ons
- ✓Effective rate from 4.11% p.a.
- ✓Minimum loan size RM80,000
- ✓Overdraft-style flexi account included
- ✓Effective rate from 4.36% p.a. (SBR + 1.61%)
- ✓First-year fire insurance premium waived
- ✓Sub-sale, construction & refinancing all supported
- ✓Effective rate from 4.20% p.a.
- ✓2-in-1 current account + home loan offset structure
- ✓Best for borrowers who keep a high cash balance
- ✓Effective profit rate from 3.55% p.a.
- ✓Musyarakah Mutanaqisah structure
- ✓Lower minimum loan size RM50,000
- ✓Up to 100% financing under Skim Rumah Pertamaku
- ✓For first-time buyers, property up to RM500,000
- ✓Effective profit rate from 4.35% p.a. (SBR + 1.60%)
Rates are advertised floor ("from") rates — your actual offer depends on the property, your income and CCRIS profile.
What's your property price?
See the exact monthly instalment for a specific property price across all 11 banks.
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Home Loan Malaysia — FAQ
Bank Islam's Baiti Home Financing-i currently leads our panel at 3.55% p.a. effective profit rate (with no lock-in period), followed by AmBank True Cost at 4.00% and RHB Full Flexi-i at 4.10%. Rates are advertised floor ("from") rates — your actual offer depends on the property, your income and CCRIS/CTOS credit profile.
Margin of finance (MoF) is the percentage of the property price a bank will lend. Most banks cap it at 90% for a first residential property. BSN's My First Home Financing-i can go up to 100% for eligible first-time buyers under Skim Rumah Pertamaku, for properties up to RM500,000.
The Standardised Base Rate (SBR) is the common reference rate all banks use for new home loans, and it moves 1-for-1 with Bank Negara's OPR — currently 2.75%. Your rate is quoted as SBR plus a spread (e.g. SBR + 1.25% = 4.00%) — a smaller spread means a cheaper loan. When OPR changes, SBR changes, and your instalment adjusts, since almost all Malaysian home loans are variable-rate.
Functionally similar — both give you money to buy a property, repaid monthly over a long tenure. Home financing-i is Shariah-compliant, typically structured as Musyarakah Mutanaqisah (you and the bank co-own the property, and you buy out the bank's share over time) instead of a conventional interest-based loan. Profit rates are comparable to conventional rates.
Most home loans lock you in for 3–5 years — settling or refinancing early within that period triggers a penalty, typically 3% of the loan amount. Two exceptions on our panel have no lock-in at all: Bank Islam Baiti Home Financing-i and AmBank True Cost Home Loan.
Yes, if it's a "Full Flexi" package — extra payments reduce your outstanding principal immediately, cutting your total interest, and you can usually redraw the extra amount later if needed. A plain "Term Loan" package may not offer this, so check before committing if flexibility matters to you.