What the house actually costs you, monthly and on day one
Enter the property price and your down payment to see the monthly instalment, the total interest over the full term, and the cash you need up front — including Malaysian stamp duty on the transfer and on the loan agreement. Worked out in your browser; nothing is uploaded or saved.
- Nothing is uploaded or saved
- Works offline
The property
Monthly instalment
RM2,656.48
Cash needed up front
Malaysian stamp duty, rates as of August 2026- Down payment
- RM 60,000.00
- Stamp duty — transfer of ownership
- RM
- Stamp duty — loan agreement (0.5%)
- RM
- Total
- RM 74,700.00
How the transfer duty is banded
| First 100,000 | 1% of 100,000 | 1,000.00 |
| 100,001 – 500,000 | 2% of 400,000 | 8,000.00 |
| 500,001 – 1,000,000 | 3% of 100,000 | 3,000.00 |
Each band applies only to the slice of the price inside it, not to the whole price. Legal fees are not included — they vary by firm and are often waived, so any figure printed here would be a guess.
Amortisation schedule
| Year | Payment | Interest | Principal | Balance |
|---|---|---|---|---|
| 1 | 31,877.76 | 22,774.04 | 9,103.72 | 530,896.28 |
| 2 | 31,877.76 | 22,379.49 | 9,498.27 | 521,398.01 |
| 3 | 31,877.76 | 21,967.85 | 9,909.91 | 511,488.10 |
| 4 | 31,877.76 | 21,538.38 | 10,339.38 | 501,148.72 |
| 5 | 31,877.76 | 21,090.30 | 10,787.46 | 490,361.26 |
| 6 | 31,877.76 | 20,622.81 | 11,254.95 | 479,106.31 |
| 7 | 31,877.76 | 20,135.04 | 11,742.72 | 467,363.59 |
| 8 | 31,877.76 | 19,626.14 | 12,251.62 | 455,111.97 |
| 9 | 31,877.76 | 19,095.17 | 12,782.59 | 442,329.38 |
| 10 | 31,877.76 | 18,541.20 | 13,336.56 | 428,992.82 |
| 11 | 31,877.76 | 17,963.23 | 13,914.53 | 415,078.29 |
| 12 | 31,877.76 | 17,360.19 | 14,517.57 | 400,560.72 |
| 13 | 31,877.76 | 16,731.04 | 15,146.72 | 385,414.00 |
| 14 | 31,877.76 | 16,074.61 | 15,803.15 | 369,610.85 |
| 15 | 31,877.76 | 15,389.76 | 16,488.00 | 353,122.85 |
| 16 | 31,877.76 | 14,675.17 | 17,202.59 | 335,920.26 |
| 17 | 31,877.76 | 13,929.68 | 17,948.08 | 317,972.18 |
| 18 | 31,877.76 | 13,151.85 | 18,725.91 | 299,246.27 |
| 19 | 31,877.76 | 12,340.31 | 19,537.45 | 279,708.82 |
| 20 | 31,877.76 | 11,493.61 | 20,384.15 | 259,324.67 |
| 21 | 31,877.76 | 10,610.21 | 21,267.55 | 238,057.12 |
| 22 | 31,877.76 | 9,688.50 | 22,189.26 | 215,867.86 |
| 23 | 31,877.76 | 8,726.89 | 23,150.87 | 192,716.99 |
| 24 | 31,877.76 | 7,723.57 | 24,154.19 | 168,562.80 |
| 25 | 31,877.76 | 6,676.77 | 25,200.99 | 143,361.81 |
| 26 | 31,877.76 | 5,584.63 | 26,293.13 | 117,068.68 |
| 27 | 31,877.76 | 4,445.15 | 27,432.61 | 89,636.07 |
| 28 | 31,877.76 | 3,256.28 | 28,621.48 | 61,014.59 |
| 29 | 31,877.76 | 2,015.89 | 29,861.87 | 31,152.72 |
| 30 | 31,874.45 | 721.73 | 31,152.72 | 0.00 |
These figures are an estimate for planning, not a quote and not financial advice. Your lender’s offer letter is the number that counts.
How it works
- 1
Start with the price and the down payment
Set the down payment as a percentage and the ringgit figure follows, or type the ringgit figure and the percentage follows. Ten percent is the usual minimum for a first home in Malaysia, and the loan amount underneath updates as you move it.
- 2
Enter the rate and the term
Malaysian home loans are usually quoted as a spread over the Base Rate and reprice when the OPR moves, so the figure you enter is today’s rate rather than a promise. Thirty and thirty-five year terms are the common ones, and both presets are there.
- 3
Check the cash you need on day one
The monthly instalment is only half the question. The upfront panel adds your down payment to the stamp duty on the transfer of ownership and the flat 0.5% duty on the loan agreement — the money that has to exist before you get the keys.
- 4
See what paying extra does
On a thirty-year loan the first years are mostly interest, so an extra amount each month has a disproportionate effect. Enter one and the result shows the months removed from the term and the interest that is never charged.
Frequently asked questions
How is Malaysian stamp duty on the transfer calculated?
It is tiered, and each tier applies only to the slice of the price inside it — not to the whole price. On a RM600,000 home you pay 1% on the first RM100,000, 2% on the next RM400,000, and 3% on the remaining RM100,000. The panel shows every band and what it contributed, so you can check it rather than trust it. Both duty figures are editable, too — type over them if a first-home exemption applies to you, if a different rate applies, or if your solicitor has given you the real number. The total follows what you typed. Treating the top rate as if it applied to the whole price is the most common mistake in hastily built calculators, and it overstates the duty badly.
What is the 0.5% on the loan agreement?
Stamp duty on the loan agreement itself, charged flat on the amount you borrow rather than on the price of the property. It is separate from the duty on the transfer of ownership, and both are due around the same time, which is why the panel adds them together.
Why are legal fees not included?
Because any figure printed for them would be a guess wearing a suit. Solicitors’ charges vary by firm and package, developers frequently absorb them as a campaign, and government exemptions come and go by budget. Stamp duty is statutory and published, so it is included; legal fees are not, and you should get a written quote for them. The rates used here are stated with the month they were correct for, at the top of the breakdown.
Does this include MRTA, fire insurance, quit rent or assessment?
No. MRTA or MLTA is optional and priced on your age and health, and it is often folded into the loan rather than paid up front. Quit rent and assessment are annual charges to the state and the council, not part of the loan. The figure here is the loan and the statutory duties, which are the parts that can be calculated rather than quoted.
My bank quoted a different monthly figure. Why?
Usually one of three things: the rate you were quoted is a promotional first-year rate that reverts later, the bank added MRTA into the financed amount, or the first instalment covers a partial month between disbursement and the first payment date. The arithmetic here is the standard reducing-balance formula, so the underlying figure should match to the cent once those are lined up.
Is my income or the property price sent anywhere?
No, and there is nowhere for it to go. The site is static files served from a CDN with no server behind it, and this page saves nothing to your browser either — no draft, no history. Close the tab and every figure is gone.
Can I use this outside Malaysia?
The monthly instalment, the total interest and the schedule are universal — the annuity formula does not care where you are. Only the upfront panel is Malaysian, because stamp duty is. If you are elsewhere, read the monthly and total figures and ignore the duty lines, or use the plain loan calculator instead.