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Housing Loan Calculator Malaysia马来西亚房贷计算器

Most calculators stop at the monthly repayment. The question that actually decides whether you can buy is how much cash you need on the day — so this one works that out too.大部分计算器只算到月供就停了。但真正决定你买不买得起的，是签约当天要掏出多少现金 —— 所以这个也一并帮你算清楚。

Your purchase购房资料

Everything updates as you type.输入时即时更新。

RM
%
yrs年
% p.a.
Monthly repayment每月供期
RM 0

Cash you need upfront你需要准备的现金

Due around signing, not spread over the loan.签约前后就要付清，不能分期。

    Over the full loan整笔贷款总计

      How this is calculated计算方式说明

      Two numbers matter when you buy a house in Malaysia, and most calculators only give you one.

      1. The monthly repayment

      This uses standard reducing-balance amortisation — the same method every Malaysian bank uses for housing loans. Interest is charged on the outstanding balance, which falls each month as you pay down the principal.

      Since 1 August 2022, Bank Negara requires all new retail floating-rate loans to be priced off the Standardised Base Rate (SBR), which tracks the Overnight Policy Rate exactly. The OPR is currently 2.75% — cut from 3.00% in July 2025 and held since. Your actual rate is SBR plus the bank's spread, which depends on your credit profile and how much you are borrowing against the property's value.

      2. The cash you need on the day

      This is the number that catches people out. On top of your down payment you need:

      • MOT stamp duty — tiered at 1% on the first RM100,000, 2% up to RM500,000, 3% up to RM1 million, and 4% above that. Foreign buyers pay a flat 8% from 1 January 2026, raised from 4% under Budget 2026.
      • Loan agreement stamp duty — a flat 0.5% of the loan amount, for every buyer category.
      • Legal fees, twice — once for the sale and purchase agreement and again for the loan agreement, each charged separately under the Solicitors' Remuneration Order 2023: 1.25% on the first RM500,000 and 1% on the next RM7 million. Firms may discount up to 25%.
      • 8% SST on those legal fees — legal work is a professional service, so it sits at the standard 8% rate, not the reduced 6%.
      • Disbursements and valuation — searches, registration and the bank's valuation report. These vary by firm and state, so treat ours as an estimate.

      First-time buyer exemption

      Malaysian citizens buying their first residential property priced at RM500,000 or below get a full exemption on both the transfer and the loan agreement stamp duty. Budget 2026 extended this to sale and purchase agreements executed up to 31 December 2027.

      Don't forget the tax relief

      Separately from the exemption, first-home buyers can claim relief on the interest portion of their repayments: up to RM7,000 a year for property priced up to RM500,000, or RM5,000 for RM500,001–RM750,000, claimable for three consecutive years.

      在马来西亚买房，有两个数字最关键，但大部分计算器只给你其中一个。

      1. 每月供期

      采用标准的递减余额摊还法 —— 与马来西亚所有银行房贷的算法一致。利息按未偿还余额计算，随着你逐月还本金而下降。

      自 2022年8月1日起，国家银行规定所有新的零售浮动利率贷款必须以标准基准利率（SBR）计价，而 SBR 完全跟随隔夜政策利率（OPR）。OPR 目前为 2.75% —— 2025年7月从 3.00% 下调后维持至今。你的实际利率 = SBR + 银行息差，息差取决于你的信用状况与贷款成数。

      2. 签约当天要掏出的现金

      这才是最多人失算的地方。除了头期，你还要准备：

      • MOT 印花税 —— 分级计算：首 RM100,000 为 1%，至 RM500,000 为 2%，至 RM100万为 3%，超过部分 4%。外国买家自 2026年1月1日起统一 8%（Budget 2026 从 4% 上调）。
      • 贷款协议印花税 —— 贷款额的 0.5%，所有买家一律适用。
      • 律师费要付两次 —— 买卖合约（SPA）一次，贷款协议再一次，各自独立按 SRO 2023 收费：首 RM500,000 收 1.25%，之后 RM700万 收 1%。律师楼可给最高 25% 折扣。
      • 律师费的 8% SST —— 法律服务属专业服务，适用标准 8%，不是 6%。
      • 杂费与估价费 —— 产权查册、注册费与银行估价报告。各律师楼与各州不同，我们给的是估算值。

      首购族豁免

      马来西亚公民购买第一间住宅、房价 RM500,000 或以下，可全额豁免产权转让与贷款协议两项印花税。Budget 2026 已将期限延长至 2027年12月31日前签署的买卖合约。

      别漏掉这项扣税

      与豁免分开，首次购房者还可就供期中的利息部分申请个人所得税扣除：房价 RM500,000 以下每年最高 RM7,000，RM500,001–750,000 则为 RM5,000，可连续申请三年。

      Frequently asked questions常见问题

      How much cash do I really need to buy a RM500,000 house in Malaysia?在马来西亚买一间 RM500,000 的房子，实际要准备多少现金？
      With a 10% down payment you need roughly RM50,000 for the deposit, plus around RM19,000–21,000 in stamp duty, legal fees, SST, disbursements and valuation — so about RM70,000 in total. If you qualify as a first-time buyer the stamp duty is fully exempted, which brings it down to roughly RM61,000. Enter your own figures above for an exact breakdown.以 10% 头期计算，你需要约 RM50,000 头期，加上约 RM19,000–21,000 的印花税、律师费、SST、杂费与估价费 —— 合计约 RM70,000。如果你符合首购族资格，印花税可全免，总额降至约 RM61,000。在上方输入你自己的数字可得出精确明细。
      Why do I pay legal fees twice?为什么律师费要付两次？
      They are two separate legal instruments. The sale and purchase agreement transfers ownership from the seller to you, and the loan agreement secures the bank's interest in the property. Each is charged on its own scale under the Solicitors' Remuneration Order 2023 — the SPA on the property price, the loan agreement on the loan amount.因为那是两份独立的法律文件。买卖合约（SPA）负责把产权从卖家转到你名下，贷款协议则确立银行对该房产的抵押权益。两者依 SRO 2023 各自独立收费 —— SPA 按房价计算，贷款协议按贷款额计算。
      Do foreigners really pay 8% stamp duty now?外国人现在真的要付 8% 印花税吗？
      Yes. Under Budget 2026, non-citizens (excluding permanent residents) and foreign-owned companies pay a flat 8% on the transfer of residential property from 1 January 2026, doubled from the previous 4%. It applies to the full property value, not in tiers, and there is no first-time buyer exemption. Permanent residents are still treated as citizens for this purpose.是的。根据 Budget 2026，非公民（永久居民除外）与外资公司自 2026年1月1日起，住宅产权转让统一征收 8%，比原本的 4% 翻倍。该税率按房产全额计算，不分级，且无法享有首购族豁免。永久居民在此项目上仍按公民待遇处理。
      Is a 35-year loan a good idea?贷款 35 年划算吗？
      It lowers the monthly repayment, which helps you qualify, but you pay substantially more interest overall — often close to the original loan amount again. Try changing the tenure above and watch the total interest figure move. A shorter tenure with a repayment you can comfortably sustain usually costs far less over a lifetime. Also note most banks cap the tenure at age 70 minus your current age.它能降低月供、帮助你通过贷款审批，但整体利息会高出许多 —— 往往接近再还一次本金。你可以在上方调整年限，看利息总额如何变化。在负担得起的前提下缩短年限，长期下来通常省很多。另外要注意，多数银行的贷款年限上限为 70 岁减去你目前的年龄。
      Are these rates up to date?这些数据是最新的吗？
      Every statutory figure here — stamp duty tiers, the 8% foreigner rate, SRO 2023 legal fee scale, the 8% SST and the first-time buyer exemption — is checked against official sources and stamped with the verification date below the calculator. If the data ever goes more than 12 months without review, this page will say so itself rather than quietly show you stale numbers.这里每一项法定数字 —— 印花税级距、外国人 8% 税率、SRO 2023 律师费收费表、8% SST 与首购族豁免 —— 都对照官方来源核实过，核实日期就标在计算器下方。万一数据超过 12 个月未复核，本页会主动显示提醒，而不是默默给你过时的数字。

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