RM1,000,000 Home Loan Malaysia — Best Rates & Monthly Instalment
Compare what a RM1,000,000 home loan actually costs across 11 banks. Below is the real monthly instalment for each lender at 20, 25, 30 and 35-year tenures — updated 7 Sep 2026, 3:19 PM MYT.
Bank Islam has the lowest effective rate at 3.55% p.a. — about RM4,518.40/month over 30 years (RM1,626,625 total).
You'd need roughly RM6,455/month gross household income to stay within the 70% debt-service-ratio (DSR) guideline at 30 years.
Monthly instalment for a RM1,000,000 home loan
| Bank & rate | 20 yr | 25 yr | 30 yr | 35 yr |
|---|---|---|---|---|
Bank IslamIslamic 3.55% eff. | RM5,825.32/mo | RM5,033.09/mo | RM4,518.40/mo | RM4,161.93/mo |
AmBank 4.00% eff. | RM6,059.80/mo | RM5,278.37/mo | RM4,774.15/mo | RM4,427.75/mo |
RHB BankIslamic 4.10% eff. | RM6,112.63/mo | RM5,333.74/mo | RM4,831.98/mo | RM4,487.93/mo |
Alliance Bank 4.11% eff. | RM6,117.92/mo | RM5,339.29/mo | RM4,837.79/mo | RM4,493.97/mo |
Standard Chartered 4.20% eff. | RM6,165.71/mo | RM5,389.42/mo | RM4,890.17/mo | RM4,548.50/mo |
Public Bank 4.22% eff. | RM6,176.35/mo | RM5,400.60/mo | RM4,901.85/mo | RM4,560.67/mo |
Maybank 4.35% eff. | RM6,245.81/mo | RM5,473.53/mo | RM4,978.12/mo | RM4,640.10/mo |
CIMB BankIslamic 4.35% eff. | RM6,245.81/mo | RM5,473.53/mo | RM4,978.12/mo | RM4,640.10/mo |
BSNIslamic 4.35% eff. | RM6,245.81/mo | RM5,473.53/mo | RM4,978.12/mo | RM4,640.10/mo |
UOB Bank 4.36% eff. | RM6,251.17/mo | RM5,479.16/mo | RM4,984.01/mo | RM4,646.24/mo |
Hong Leong Bank 4.75% eff. | RM6,462.24/mo | RM5,701.17/mo | RM5,216.47/mo | RM4,888.57/mo |
Figures use each bank's advertised effective rate; your actual rate depends on the property, your income and CCRIS/CTOS profile. "—" means that tenure exceeds the bank's max.
Frequently asked questions
At the lowest rate (3.55% from Bank Islam), about RM4,518.40/month over 30 years — RM1,626,625 in total. Higher rates cost more; see the full table above.
Bank Islam at 3.55% p.a. effective rate is the lowest on our panel for this amount.
Roughly RM6,455/month gross household income to stay within the 70% DSR guideline at 30 years. Lower incomes can still qualify with fewer existing commitments.