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 6 Jul 2026, 11:20 AM MYT.
Public Bank has the lowest effective rate at 3.65% p.a. — about RM4,574.60/month over 30 years (RM1,646,854 total).
You'd need roughly RM6,535/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 |
|---|---|---|---|---|
Public Bank 3.65% eff. | RM5,876.97/mo | RM5,087.04/mo | RM4,574.60/mo | RM4,220.28/mo |
Hong Leong Bank 3.70% eff. | RM5,902.89/mo | RM5,114.14/mo | RM4,602.83/mo | RM4,249.62/mo |
Maybank 3.75% eff. | RM5,928.88/mo | RM5,141.31/mo | RM4,631.16/mo | RM4,279.05/mo |
RHB BankIslamic 3.78% eff. | RM5,944.51/mo | RM5,157.65/mo | RM4,648.20/mo | RM4,296.76/mo |
CIMB BankIslamic 3.80% eff. | RM5,954.94/mo | RM5,168.57/mo | RM4,659.57/mo | RM4,308.59/mo |
AmBank 3.85% eff. | RM5,981.06/mo | RM5,195.90/mo | RM4,688.08/mo | RM4,338.23/mo |
Alliance Bank 3.88% eff. | RM5,996.76/mo | RM5,212.34/mo | RM4,705.23/mo | RM4,356.06/mo |
UOB Bank 3.92% eff. | RM6,017.73/mo | RM5,234.30/mo | RM4,728.15/mo | RM4,379.89/mo |
Standard Chartered 3.95% eff. | RM6,033.49/mo | RM5,250.80/mo | RM4,745.37/mo | RM4,397.81/mo |
 Bank IslamIslamic 4.05% eff. | RM6,086.18/mo | RM5,306.02/mo | RM4,803.02/mo | RM4,457.79/mo |
BSNIslamic 4.10% eff. | RM6,112.63/mo | RM5,333.74/mo | RM4,831.98/mo | RM4,487.93/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 (3.65% from Public Bank), about RM4,574.60/month over 30 years — RM1,646,854 in total. Higher rates cost more; see the full table above.
Public Bank at 3.65% p.a. effective rate is the lowest on our panel for this amount.
Roughly RM6,535/month gross household income to stay within the 70% DSR guideline at 30 years. Lower incomes can still qualify with fewer existing commitments.