RM700,000 Home Loan Malaysia — Best Rates & Monthly Instalment
Compare what a RM700,000 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 RM3,162.88/month over 30 years (RM1,138,638 total).
You'd need roughly RM4,518/month gross household income to stay within the 70% debt-service-ratio (DSR) guideline at 30 years.
Monthly instalment for a RM700,000 home loan
| Bank & rate | 20 yr | 25 yr | 30 yr | 35 yr |
|---|---|---|---|---|
Bank IslamIslamic 3.55% eff. | RM4,077.73/mo | RM3,523.16/mo | RM3,162.88/mo | RM2,913.35/mo |
AmBank 4.00% eff. | RM4,241.86/mo | RM3,694.86/mo | RM3,341.91/mo | RM3,099.42/mo |
RHB BankIslamic 4.10% eff. | RM4,278.84/mo | RM3,733.62/mo | RM3,382.39/mo | RM3,141.55/mo |
Alliance Bank 4.11% eff. | RM4,282.55/mo | RM3,737.51/mo | RM3,386.45/mo | RM3,145.78/mo |
Standard Chartered 4.20% eff. | RM4,316.00/mo | RM3,772.60/mo | RM3,423.12/mo | RM3,183.95/mo |
Public Bank 4.22% eff. | RM4,323.45/mo | RM3,780.42/mo | RM3,431.30/mo | RM3,192.47/mo |
Maybank 4.35% eff. | RM4,372.07/mo | RM3,831.47/mo | RM3,484.68/mo | RM3,248.07/mo |
CIMB BankIslamic 4.35% eff. | RM4,372.07/mo | RM3,831.47/mo | RM3,484.68/mo | RM3,248.07/mo |
BSNIslamic 4.35% eff. | RM4,372.07/mo | RM3,831.47/mo | RM3,484.68/mo | RM3,248.07/mo |
UOB Bank 4.36% eff. | RM4,375.82/mo | RM3,835.41/mo | RM3,488.81/mo | RM3,252.37/mo |
Hong Leong Bank 4.75% eff. | RM4,523.57/mo | RM3,990.82/mo | RM3,651.53/mo | RM3,422.00/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 RM3,162.88/month over 30 years — RM1,138,638 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 RM4,518/month gross household income to stay within the 70% DSR guideline at 30 years. Lower incomes can still qualify with fewer existing commitments.