Home Loan Calculator — Malaysia
Calculate your Malaysian home loan installment in MYR — conventional or Islamic financing. Current BNM-linked rates, total interest, and MRTA guidance. No signup.
Current Malaysia home loan rates (April 2026)
| Type | Typical rate (p.a.) | Notes |
|---|---|---|
| Conventional (SBR-linked) | 4.0% – 4.7% | Variable, moves with OPR |
| Islamic home financing | 4.0% – 4.7% | Profit rate, often with ceiling |
| Flexi / semi-flexi loans | 4.0% – 4.7% | Park savings to cut interest |
Bank Negara Malaysia's OPR is 2.75% (as of September 2026). Rates are usually variable (SBR + spread). A flexi loan lets you reduce interest by parking extra cash against the balance.
Major Malaysian home loan providers
- Maybank — largest lender; MaxiHome flexi options; Maybank Islamic
- CIMB — conventional & CIMB Islamic home financing
- Public Bank — competitive rates, strong for owner-occupiers
- RHB — flexible packages
- Bank Islam — fully Islamic home financing
The real cost of an RM 500k home loan
Example: RM 500,000 at 4.3% for 30 years.
- Monthly installment: ≈ RM 2,474
- Total paid over 30 years: ≈ RM 890,640
- Total interest: ≈ RM 390,640
- A semi-flexi loan or extra payments can cut years and tens of thousands of ringgit in interest.
A real-data rate check: home loan rates in Malaysia (2026)
Since August 2022, banks must reference the Standardised Base Rate (SBR), which tracks Bank Negara Malaysia's Overnight Policy Rate (OPR) one-for-one. As of September 2026 the OPR sits at 2.75%, and the SBR published by every major bank is likewise 2.75% p.a. Maybank, Malaysia's largest lender, published an SBR of 2.75% p.a. and a Base Lending Rate/Base Financing Rate (BLR/BFR) of 6.40% p.a., effective 11 July 2025, citing an indicative effective lending rate of 3.90% p.a. on a standard RM350,000 housing loan over 30 years. Other banks price similarly: CIMB around 3.75% Base Rate with BLR/BFR of about 6.60%, and Hong Leong Bank near 3.63% Base Rate. Actual effective lending rates for owner-occupied residential financing are each bank's reference rate plus a bank-set spread; check them on each bank's own site.
A more realistic example: on a RM350,000 loan over 30 years (360 months) at 3.90% p.a., using M = P·r·(1+r)^n / ((1+r)^n − 1) with r = 0.00325, M ≈ RM1,650.70 per month. Over the full term that is roughly RM594,250 repaid in total, of which about RM244,250 is interest.
Frequently Asked Questions
What is the current home loan rate in Malaysia?
About 4%–4.7% p.a. (September 2026), variable with BNM's OPR (2.75%). Islamic financing is similar.
Conventional vs Islamic financing?
Conventional charges interest; Islamic uses a profit rate (often with a ceiling) via a sale or partnership structure — no riba.
What is MRTA?
Insurance that clears your loan on death or total disability. Premium can be financed into the loan; MLTA is an alternative.
How much down payment?
Usually 10% (90% financing) for your first two homes, plus legal fees and stamp duty.
What reference rate do Malaysian home loans actually use in 2026?
Since 1 August 2022, Bank Negara Malaysia requires banks to price new floating-rate home loans off the Standardised Base Rate (SBR), which moves in lockstep with the OPR. With the OPR at 2.75% as of September 2026, the SBR at Maybank, CIMB and other major banks is also 2.75% p.a.; the final rate you pay is SBR plus a bank-set spread.
Is 3.9% a good home loan rate to assume in Malaysia right now?
It's a reasonable mid-range planning figure. Maybank's own published materials cite roughly 3.90% p.a. as an indicative effective rate on a RM350,000/30-year loan, while other banks' published Base Rate and BLR/BFR figures feed into each bank's own effective lending rate (reference rate plus spread), which you should check on that bank's site.
Related calculators
Sources
Maybank Malaysia, Base Lending Rates page (effective 11 July 2025): official Base Rate/SBR and BLR/BFR disclosure. CIMB Bank, notice of revised rates effective 14 July 2025: SBR 2.75%, Base Rate 3.75%, BLR/BFR 6.60% (accessed 15 October 2026). Hong Leong Bank, SBR 2.75%, BR/IBR 3.63%, BLR/IFR 6.64% effective 14 July 2025 (accessed 15 October 2026). See our methodology and editorial policy for how we source and update this data.