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 7 Sep 2026, 3:19 PM MYT.
Bank Islam has the lowest effective rate at 3.55% p.a. — about RM2,259.20/month over 30 years (RM813,313 total).
You'd need roughly RM3,227/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 |
|---|---|---|---|---|
Bank IslamIslamic 3.55% eff. | RM2,912.66/mo | RM2,516.55/mo | RM2,259.20/mo | RM2,080.96/mo |
AmBank 4.00% eff. | RM3,029.90/mo | RM2,639.18/mo | RM2,387.08/mo | RM2,213.87/mo |
RHB BankIslamic 4.10% eff. | RM3,056.31/mo | RM2,666.87/mo | RM2,415.99/mo | RM2,243.96/mo |
Alliance Bank 4.11% eff. | RM3,058.96/mo | RM2,669.65/mo | RM2,418.89/mo | RM2,246.98/mo |
Standard Chartered 4.20% eff. | RM3,082.85/mo | RM2,694.71/mo | RM2,445.09/mo | RM2,274.25/mo |
Public Bank 4.22% eff. | RM3,088.18/mo | RM2,700.30/mo | RM2,450.93/mo | RM2,280.33/mo |
Maybank 4.35% eff. | RM3,122.91/mo | RM2,736.76/mo | RM2,489.06/mo | RM2,320.05/mo |
CIMB BankIslamic 4.35% eff. | RM3,122.91/mo | RM2,736.76/mo | RM2,489.06/mo | RM2,320.05/mo |
BSNIslamic 4.35% eff. | RM3,122.91/mo | RM2,736.76/mo | RM2,489.06/mo | RM2,320.05/mo |
UOB Bank 4.36% eff. | RM3,125.59/mo | RM2,739.58/mo | RM2,492.00/mo | RM2,323.12/mo |
Hong Leong Bank 4.75% eff. | RM3,231.12/mo | RM2,850.59/mo | RM2,608.24/mo | RM2,444.28/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 RM2,259.20/month over 30 years — RM813,313 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 RM3,227/month gross household income to stay within the 70% DSR guideline at 30 years. Lower incomes can still qualify with fewer existing commitments.