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 6 Jul 2026, 11:20 AM MYT.
Public Bank has the lowest effective rate at 3.65% p.a. — about RM3,202.22/month over 30 years (RM1,152,798 total).
You'd need roughly RM4,575/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 |
|---|---|---|---|---|
Public Bank 3.65% eff. | RM4,113.88/mo | RM3,560.93/mo | RM3,202.22/mo | RM2,954.20/mo |
Hong Leong Bank 3.70% eff. | RM4,132.03/mo | RM3,579.90/mo | RM3,221.98/mo | RM2,974.73/mo |
Maybank 3.75% eff. | RM4,150.22/mo | RM3,598.92/mo | RM3,241.81/mo | RM2,995.34/mo |
RHB BankIslamic 3.78% eff. | RM4,161.16/mo | RM3,610.36/mo | RM3,253.74/mo | RM3,007.73/mo |
CIMB BankIslamic 3.80% eff. | RM4,168.46/mo | RM3,618.00/mo | RM3,261.70/mo | RM3,016.01/mo |
AmBank 3.85% eff. | RM4,186.74/mo | RM3,637.13/mo | RM3,281.66/mo | RM3,036.76/mo |
Alliance Bank 3.88% eff. | RM4,197.73/mo | RM3,648.63/mo | RM3,293.66/mo | RM3,049.24/mo |
UOB Bank 3.92% eff. | RM4,212.41/mo | RM3,664.01/mo | RM3,309.70/mo | RM3,065.92/mo |
Standard Chartered 3.95% eff. | RM4,223.44/mo | RM3,675.56/mo | RM3,321.76/mo | RM3,078.46/mo |
 Bank IslamIslamic 4.05% eff. | RM4,260.33/mo | RM3,714.21/mo | RM3,362.12/mo | RM3,120.45/mo |
BSNIslamic 4.10% eff. | RM4,278.84/mo | RM3,733.62/mo | RM3,382.39/mo | RM3,141.55/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 RM3,202.22/month over 30 years — RM1,152,798 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 RM4,575/month gross household income to stay within the 70% DSR guideline at 30 years. Lower incomes can still qualify with fewer existing commitments.