Loan instalment calculator
A Malaysian home loan is repaid on a reducing balance, so the monthly instalment is fixed while the split between interest and principal shifts over the tenure. As a rule of thumb, every RM100,000 borrowed over 35 years at around 4% costs roughly RM443 a month. Enter the price, the margin, the rate and the tenure below and you get the exact instalment, the total interest, the year-by-year schedule, and what happens to the payment if the rate moves — which it will, because home loans here float against the bank's base rate.
Free · No sign-up · Rates checked September 2026
What you are borrowing
Malaysian banks usually lend up to 90% on a first or second home, and up to 70% from the third onwards.
Borrowing RM630,000, with RM70,000 down.
The terms
Home loans here float against the bank's base rate, so the figure on your letter of offer is a starting point rather than a fixed price.
Around 4% is typical for a residential loan at the moment. Ask two or three banks — the spread between offers is often worth more than any discount you negotiate on the price.
Capped at 35 years, or until you turn 70, whichever comes first. A longer tenure lowers the instalment and raises the total interest — the table on the right shows both.
Year by year
How much of each year’s payments goes to interest, and what is still owed at the end of it.
Monthly instalment
RM2,827.39
420 payments over 35 years.
What the loan costs
If the rate moves
Your rate floats, so this is the more useful number to budget against.
Income a bank would want to see
About RM4,039 a month net, if this loan is your only commitment — that is the instalment at the 70% debt service ratio most banks stop at. A car loan or a credit card balance pushes it higher.
Check your DSR with your real commitments →Instalments at a glance
What every RM100,000 of loan costs a month. Multiply by the loan in hundreds of thousands and you have the instalment — RM630,000 at 4% over 35 years is 6.3 times the figure in that cell.
Monthly instalment per RM100,000 borrowed
| Tenure | 3.50% | 4.00% | 4.50% | 5.00% |
|---|---|---|---|---|
| 20 years | RM579.96 | RM605.98 | RM632.65 | RM659.96 |
| 25 years | RM500.62 | RM527.84 | RM555.83 | RM584.59 |
| 30 years | RM449.04 | RM477.42 | RM506.69 | RM536.82 |
| 35 years | RM413.29 | RM442.77 | RM473.26 | RM504.69 |
Reducing balance, in arrears. Rounded to the sen.
Common loan sizes at 4.1% over 35 years
| Loan amount | Monthly | Total interest | Total repaid |
|---|---|---|---|
| RM300,000 | RM1,346.38 | RM265,479 | RM565,479 |
| RM500,000 | RM2,243.96 | RM442,465 | RM942,465 |
| RM630,000 | RM2,827.39 | RM557,506 | RM1,187,506 |
| RM900,000 | RM4,039.14 | RM796,437 | RM1,696,437 |
| RM1,350,000 | RM6,058.70 | RM1,194,655 | RM2,544,655 |
The total interest is what the loan costs you on top of what you borrowed. Over a full 35-year tenure it is comparable to the loan itself, which is the strongest argument there is for paying down early.
What the instalment leaves out
The instalment is not the cost of owning the home. On a KL or Selangor condominium, budget for these too:
- Maintenance — RM0.30–RM0.60 per sq ft of built-up area, so about RM405 a month on a 900 sq ft unit. City-centre towers run past RM1.00.
- Sinking fund — Sometimes inside the maintenance rate, sometimes 10% on top of it. Worth checking which.
- Quit rent & assessment — Yearly, to the state and the council.
- Insurance — Fire insurance, plus MRTA or MLTA if you take it.
Maintenance is the largest of these and the one most often forgotten. Every project page on this site states that project’s own rate and whether the sinking fund is included.