RM500,000 Home Loan Malaysia — Best Rates & Monthly Instalment
Compare what a RM500,000 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 RM2,287.30/month over 30 years (RM823,427 total).
You'd need roughly RM3,268/month gross household income to stay within the 70% debt-service-ratio (DSR) guideline at 30 years.
Monthly instalment for a RM500,000 home loan
| Bank & rate | 20 yr | 25 yr | 30 yr | 35 yr |
|---|---|---|---|---|
Public Bank 3.65% eff. | RM2,938.49/mo | RM2,543.52/mo | RM2,287.30/mo | RM2,110.14/mo |
Hong Leong Bank 3.70% eff. | RM2,951.45/mo | RM2,557.07/mo | RM2,301.41/mo | RM2,124.81/mo |
Maybank 3.75% eff. | RM2,964.44/mo | RM2,570.66/mo | RM2,315.58/mo | RM2,139.53/mo |
RHB BankIslamic 3.78% eff. | RM2,972.25/mo | RM2,578.83/mo | RM2,324.10/mo | RM2,148.38/mo |
CIMB BankIslamic 3.80% eff. | RM2,977.47/mo | RM2,584.28/mo | RM2,329.79/mo | RM2,154.29/mo |
AmBank 3.85% eff. | RM2,990.53/mo | RM2,597.95/mo | RM2,344.04/mo | RM2,169.11/mo |
Alliance Bank 3.88% eff. | RM2,998.38/mo | RM2,606.17/mo | RM2,352.62/mo | RM2,178.03/mo |
UOB Bank 3.92% eff. | RM3,008.87/mo | RM2,617.15/mo | RM2,364.07/mo | RM2,189.94/mo |
Standard Chartered 3.95% eff. | RM3,016.74/mo | RM2,625.40/mo | RM2,372.69/mo | RM2,198.90/mo |
 Bank IslamIslamic 4.05% eff. | RM3,043.09/mo | RM2,653.01/mo | RM2,401.51/mo | RM2,228.89/mo |
BSNIslamic 4.10% eff. | RM3,056.31/mo | RM2,666.87/mo | RM2,415.99/mo | RM2,243.96/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 RM2,287.30/month over 30 years — RM823,427 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 RM3,268/month gross household income to stay within the 70% DSR guideline at 30 years. Lower incomes can still qualify with fewer existing commitments.