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Malaysia Home Loan, Stamp Duty & RPGT Calculators

Calculate monthly mortgage repayments, progressive billing interest, legal fees, stamp duty, and RPGT for buying property in Malaysia. Loan, stamp duty, legal fees and RPGT for a Malaysian home purchase, plus an OPR stress test and a rental cash-flow simulation. Each rate is checked against the law or the tax board's own page, with the date.

Transfer duty
1% to 4%
Loan agreement
0.5%
First home
Exempt to RM 500,000
Rates checked
19 Oct 2026
Stamp duty

The monthly number, before the viewing.

Price to monthly instalment, then the income a bank would want to see. The interest rate and the DSR limit are examples; banks differ.

Instalment and income needed

Estimated monthly instalmentRM 0Loan of RM 0 · estimate only, not an offer
Net monthly income neededRM 0At 60% DSR, with no other loans
DownpaymentRM 0Price less the loan

For reference: Bank Negara Malaysia’s Overnight Policy Rate is 2.75%, as decided on 3 Sep 2026. Home loan rates are set by each bank; the rate above is an example.

The formula, in plain words

  • Monthly instalment = loan × r ÷ (1 − (1 + r)−n), where r is the yearly rate ÷ 12 and n is the number of months.
  • Income needed = instalment ÷ DSR limit. DSR (debt service ratio) is the share of net income a bank lets all your loans take; each bank sets its own.
  • The rate and DSR here are examples to play with, not a quote. Your bank's offer letter is the number that counts.

Stamp duty on the transfer and the loan.

Two separate duties: one on the instrument of transfer (MOT), one on the loan agreement. Both can be zero for a first home within the exemption.

Stamp duty

Stamp duty on the transfer1% to 4% by band
RM 0
Stamp duty on the loan agreement0.5% of the loan (RM 5 per RM 1,000)
RM 0
Both duties
RM 0

    Transfer: RM 1 per RM 100 on the first RM 100,000, RM 2 up to RM 500,000, RM 3 up to RM 1,000,000, RM 4 above. Homes sold to non-citizens who are not permanent residents: RM 8 per RM 100 from 1 January 2026. Loan agreement: RM 5 per RM 1,000. First home: full exemption on both up to RM 500,000 market value; service apartments, SOHO, SOFO and SOVO units are excluded.

    Rates: Stamp Act 1949, First Schedule, as set out by the Inland Revenue Board (LHDN). Checked 19 Oct 2026.

    Budget 2027 proposal (Ministry of Finance, Budget 2027 tax measures, Appendix 16, tabled 9 Oct 2026): first home up to RM 500,000, 100% exemption on the transfer and the loan agreement; up to RM 750,000, 100% on the first RM 500,000 of the price and 50% on the part above it; SPAs signed 1 Jan 2027 – 31 Dec 2030. A proposal until the Finance Bill passes and the exemption order is gazetted. The appendix states the split by home price only; the loan agreement here is exempted in the same proportion as the price.

    Tax on the gain when you sell.

    Real property gains tax depends on who sells and in which year after buying. Enter the costs your lawyer or tax agent confirms as allowable; exemptions are not deducted here.

    Real property gains tax

    GainSold for, less bought for and allowable costs
    RM 0
    RatePart I, Schedule 5
    RM 0
    Tax on the gain
    RM 0
    Sold inCitizen / PRCompanyForeign

    Rates: Real Property Gains Tax Act 1976, Schedule 5, as published by the Inland Revenue Board (LHDN); individuals’ rates from 1 January 2022, the others from 1 January 2019. Checked 20 Oct 2026.

    If the rate moves, what happens to the instalment?

    Shift your loan rate up or down by up to one percentage point and see the monthly instalment, and the share of income it takes. The starting rate is an example; your bank’s offer letter is the number that counts.

    Stress test

    2.75%Today’s OPRBank Negara Malaysia, decided 3 Sep 2026 (no change). Read from BNM’s open API on 21 Oct 2026.

    The OPR is the central bank’s rate, not your loan rate. A change in the OPR does not always move a loan by the same amount; your loan’s reference rate and spread are in the offer letter.

    Instalment at each rate

    Monthly instalment, RM. Rows: your rate moved by −1.00 to +1.00 percentage point (25 bps steps). Columns: tenure.
    Rate25 yrs30 yrs35 yrsDSR at the chosen tenure
    Today, at 4.00%35 years
    RM 0
    Rate +1.00 pointMore a month
    RM 0
    Rate −1.00 pointLess a month
    RM 0
    DSR, today → +1.00 pointEnter your income to see it
    —

    Instalment = L × r ÷ (1 − (1 + r)−n), r = yearly rate ÷ 12, n = years × 12.
    DSR = (instalment + other repayments) ÷ net income. 25 bps = 0.25 percentage point.

    OPR: Bank Negara Malaysia, Overnight Policy Rate 2.75%, decided 3 Sep 2026; read from api.bnm.gov.my on 21 Oct 2026. Loan rates and DSR limits here are examples, not a bank’s offer.

    Rent in, costs out: three ways it could go.

    A simulation with your own numbers. Base uses what you enter; the pessimistic and optimistic cases move the rate, the rent and the empty months by the amounts you set. No rent is suggested: you type the asking rent you expect.

    Your numbers

    How far the cases move

    Where to find quit rent and assessment

    Quit rent is billed by the state land office, assessment by the local council. Your sale and purchase agreement, the developer or the owner’s last bills show the amounts; the official sites below have the payment and enquiry pages.

    Sites opened 21 Oct 2026.

    Cash flow added up over 5 years

    Show the numbers as a table
    Cash flow added up, by year
    AfterPessimisticBaseOptimistic
    Rent after empty monthsBase, a month
    RM 0
    Loan instalmentBase rate
    RM 0
    Maintenance feeSize × fee
    RM 0
    Quit rent, assessment, insuranceYour yearly figures ÷ 12
    RM 0
    Net a month, base
    —

    Net a month = rent × (12 − empty months) ÷ 12 − instalment − size × fee − (quit rent + assessment + insurance) ÷ 12. Five years = net a month × 60. Pessimistic: rate + shock, rent − swing, empty months + swing. Optimistic: the other way.

    Simulation, not a return promise. It only replays the numbers you type; none of the three cases is a forecast and the portal suggests no rent. Not included: the downpayment, stamp duty and legal fees, income tax on rent, agent fees, repairs and furnishing, and any rise in rent or fees. Rates, rents and empty months can move further than the ranges set here.

    The rules, in short.

    How is stamp duty on the transfer worked out?

    On the price or the market value, whichever is higher: RM 1 per RM 100 on the first RM 100,000, RM 2 per RM 100 up to RM 500,000, RM 3 per RM 100 up to RM 1,000,000 and RM 4 per RM 100 above that. For a home sold to a non-citizen who is not a permanent resident, it is RM 8 per RM 100 from 1 January 2026.

    Who gets the first-home stamp duty exemption?

    A Malaysian citizen buying a first residential home with a market value up to RM 500,000, under a sale and purchase agreement signed from 1 January 2026 to 31 December 2027. It covers both the transfer and the loan agreement. Service apartments, SOHO, SOFO and SOVO units do not count as residential homes for this.

    How much is stamp duty on the loan agreement?

    RM 5 for every RM 1,000 of the loan, which is 0.5%. On a RM 706,500 loan that is RM 3,535.

    Are legal fees lower when buying from a developer?

    Yes. Under the Solicitors’ Remuneration Order 2023, a purchase under the Housing Development Act is charged a share of the full scale: 75% up to RM 250,000, 70% up to RM 500,000, 65% up to RM 1,000,000 and 50% above that, with a RM 500 minimum.

    Do I pay RPGT if I sell after five years?

    Not as a Malaysian citizen or permanent resident selling as an individual: the rate is 0% from the 6th year on disposals from 1 January 2022. Companies and foreign sellers pay 10% from the 6th year.

    Rates checked 19 Oct 2026

    Want the full cost sheet for one unit?Ask on WhatsApp.

    Send the project and unit. You get the price list, the stamp duty and legal fee working, and the latest offers.

    • Full cost sheetPrice, duties and fees for one unit
    • Floor plansEvery layout in the project
    • Viewing slotSales gallery or a video walkthrough

    Use the numbers.

    More calculators: amortisation, early settlement, refinancing, rental yield, cash flow…

    Every calculator the site had before, all here. The numbers are yours; the results are estimates, not a bank quote.

    Whose price to work with?

    Calculate monthly mortgage repayments, progressive billing interest, legal fees, stamp duty, and RPGT for buying property in Malaysia.

    83 projects listed. Enquiries: Yee Woei Shyan, REN 46305, IQI Realty Sdn Bhd, WhatsApp +60 10-827 8932.

    Johor (8)

    Kuala Lumpur (47)

    • Aricia, Sungai Besi / Chan Sow LinAricia — Sungai Besi / Chan Sow Lin, Kuala Lumpur · Freehold · Serviced Apartment · from RM 461,000
    • Aster Hill Sri Petaling, Sri PetalingAster Hill Sri Petaling — Sri Petaling, Kuala Lumpur · Freehold · Serviced Apartment · from RM 569,000
    • Aurum Business Centre (Suites), CherasAurum Business Centre (Suites) — Cheras, Kuala Lumpur · Freehold · Serviced Apartment · from RM 417,545
    • Ayanna, Bukit JalilAyanna — Bukit Jalil, Kuala Lumpur · Freehold · Condominium · from RM 753,000
    • Bangsar Hill Park – Tower B and C, BangsarBangsar Hill Park – Tower B and C — Bangsar, Kuala Lumpur · Leasehold · Condominium · from RM 1,123,000
    • Bangsar Hill Park – Verdura (Tower D and E), BangsarBangsar Hill Park – Verdura (Tower D and E) — Bangsar, Kuala Lumpur · Leasehold · Condominium · from RM 835,000
    • CloutHaus, KL City CentreCloutHaus — KL City Centre, Kuala Lumpur · Freehold · Serviced Apartment · from RM 1,548,800
    • Core Residence @ TRX, TRX / Bukit BintangCore Residence @ TRX — TRX / Bukit Bintang, Kuala Lumpur · Freehold · Serviced Apartment · from RM 1,500,000
    • GenStarz, Old Klang RoadGenStarz — Old Klang Road, Kuala Lumpur · Freehold · Serviced Apartment · from RM 593,000
    • M Aspira, Taman Desa / Old Klang RoadM Aspira — Taman Desa / Old Klang Road, Kuala Lumpur · Leasehold · Serviced Apartment · from RM 538,800
    • The Maple Residences, OUG / Kuchai LamaThe Maple Residences — OUG / Kuchai Lama, Kuala Lumpur · Freehold · Condominium · from RM 765,900
    • OAKA Residences, Bukit JalilOAKA Residences — Bukit Jalil, Kuala Lumpur · Freehold · Condominium · from RM 836,000
    • One Seputeh — Seputeh / Old Klang Road, Kuala Lumpur · Freehold · Serviced Apartment
    • Orion Residence, Bukit Bintang / KL City CentreOrion Residence — Bukit Bintang / KL City Centre, Kuala Lumpur · Freehold · Serviced Apartment · from RM 1,450,000
    • Park Green Pavilion Bukit Jalil, Bukit JalilPark Green Pavilion Bukit Jalil — Bukit Jalil, Kuala Lumpur · Freehold · Condominium · from RM 1,209,100
    • Radium Arena — Old Klang Road, Kuala Lumpur · Freehold · Serviced Apartment
    • Riverville Residences 2 — Old Klang Road, Kuala Lumpur · Freehold · Serviced Apartment · from RM 430,000
    • Tria Seputeh, Seputeh / Old Klang RoadTria Seputeh — Seputeh / Old Klang Road, Kuala Lumpur · Leasehold · Condominium · from RM 736,800
    • Vox, SentulVox — Sentul, Kuala Lumpur · Freehold · Serviced Apartment · from RM 523,200
    • Ren Residence, Bukit JalilRen Residence — Bukit Jalil, Kuala Lumpur · Leasehold · Condominium · from RM 537,000
    • Aras Residence, OUG / Kuchai LamaAras Residence — OUG / Kuchai Lama, Kuala Lumpur · Freehold · Serviced Apartment · from RM 666,000
    • The Vividz, Old Klang RoadThe Vividz — Old Klang Road, Kuala Lumpur · Leasehold · Serviced Apartment · from RM 446,400
    • Khaya Residence, BangsarKhaya Residence — Bangsar, Kuala Lumpur · Leasehold · Serviced Apartment · from RM 785,000
    • Phoeniz Suites @ KL City Centre, KL City Centre / Bukit BintangPhoeniz Suites @ KL City Centre — KL City Centre / Bukit Bintang, Kuala Lumpur · Freehold · Serviced Apartment · from RM 1,016,400
    • Branniganz — KL City Centre / Bukit Bintang, Kuala Lumpur · Leasehold · Serviced Apartment · from RM 803,500
    • Parkside Residence, BangsarParkside Residence — Bangsar, Kuala Lumpur · Leasehold · Condominium · from RM 665,000
    • Queenswoodz, Bukit JalilQueenswoodz — Bukit Jalil, Kuala Lumpur · Leasehold · Condominium · from RM 723,300
    • 111 Menerung, Bangsar111 Menerung — Bangsar, Kuala Lumpur · Freehold · Condominium · from RM 1,745,000
    • River Park — Bangsar, Kuala Lumpur · Leasehold · Condominium · from RM 604,000
    • AETAS Taman Desa — Taman Desa, Kuala Lumpur · Freehold · Condominium
    • Papyrus — Kuala Lumpur, Kuala Lumpur · Freehold · Condominium · from RM 1,000,000
    • BambooHill — Kuala Lumpur, Kuala Lumpur · Freehold · Condominium · from RM 486,000
    • Tangen Residence — Kuala Lumpur, Kuala Lumpur · Freehold · Condominium · from RM 659,000
    • Stellaris Riana Dutamas, Kuala LumpurStellaris Riana Dutamas — Kuala Lumpur, Kuala Lumpur · Freehold · Condominium · from RM 519,000
    • Pavilion Square Residences, KL City Centre / Bukit BintangPavilion Square Residences — KL City Centre / Bukit Bintang, Kuala Lumpur · Leasehold · Condominium · from RM 1,319,000
    • Pavilion Square Office, KL City Centre / Bukit BintangPavilion Square Office — KL City Centre / Bukit Bintang, Kuala Lumpur · Leasehold · Commercial Office · from RM 1,967,400
    • Golden Crown, KL City Centre / Bukit BintangGolden Crown — KL City Centre / Bukit Bintang, Kuala Lumpur · Leasehold · Condominium · from RM 1,280,000
    • Centrix, KL City Centre / Bukit BintangCentrix — KL City Centre / Bukit Bintang, Kuala Lumpur · Leasehold · Condominium · from RM 907,800
    • The Kingswoodz @ Bukit Jalil, Bukit JalilThe Kingswoodz @ Bukit Jalil — Bukit Jalil, Kuala Lumpur · Leasehold · Serviced Apartment · from RM 422,500
    • Times Square 2 — Bukit Bintang / KL City Centre, Kuala Lumpur · Freehold · Serviced Apartment · from RM 688,000
    • Ascott Star Residence, KL City CentreAscott Star Residence — KL City Centre, Kuala Lumpur · Freehold · Serviced Apartment · from RM 1,655,704
    • Eaton Residences, KL City CentreEaton Residences — KL City Centre, Kuala Lumpur · Leasehold · Serviced Apartment · from RM 1,800,000
    • Pantai Sentral Park – Enlace Suites II — Bangsar South, Kuala Lumpur · Leasehold · Serviced Apartment · from RM 758,400
    • Conlay, KL City CentreConlay — KL City Centre, Kuala Lumpur · Freehold · Serviced Apartment · from RM 1,460,000
    • The Atas Residences, Taman Desa / Old Klang RoadThe Atas Residences — Taman Desa / Old Klang Road, Kuala Lumpur · Leasehold · Condominium · from RM 825,000
    • DIVINE KL City Centre — KL City Centre, Kuala Lumpur · Leasehold · Serviced Apartment · from RM 997,000
    • M Aurora, Old Klang RoadM Aurora — Old Klang Road, Kuala Lumpur · Freehold · Serviced Apartment · from RM 339,000

    Penang (2)

    • Lighthauz — Penang, Penang · Freehold · Condominium · from RM 864,500
    • Keeperz Suites — Penang, Penang · Freehold · Condominium · from RM 820,100

    Selangor (26)

    • Amika Residence — USJ / Subang Jaya, Selangor · Freehold · Serviced Apartment · from RM 697,800
    • Anya, PuchongAnya — Puchong, Selangor · Freehold · Serviced Apartment · from RM 504,000
    • Atera Phase 2 — Petaling Jaya, Selangor · Leasehold · Serviced Apartment · from RM 691,400
    • Avantro Residences, Bandar Kinrara, PuchongAvantro Residences — Bandar Kinrara, Puchong, Selangor · Freehold · Mixed Development · from RM 664,000
    • Luminar Residence (Federal Avenue), Federal Avenue, Subang JayaLuminar Residence (Federal Avenue) — Federal Avenue, Subang Jaya, Selangor · Freehold · Serviced Apartment · from RM 356,000
    • Quaver Residence, Seri KembanganQuaver Residence — Seri Kembangan, Selangor · Leasehold · Serviced Apartment · from RM 555,000
    • Tujuh Residences, Kwasa Damansara, Shah AlamTujuh Residences — Kwasa Damansara, Shah Alam, Selangor · Leasehold · Serviced Apartment · from RM 501,000
    • Wyn, PuchongWyn — Puchong, Selangor · Leasehold · Serviced Apartment · from RM 516,700
    • Zenia Damansara, Damansara, Petaling JayaZenia Damansara — Damansara, Petaling Jaya, Selangor · Leasehold · Township · from RM 1,300,000
    • Alora Residence, USJ / Subang JayaAlora Residence — USJ / Subang Jaya, Selangor · Freehold · Serviced Apartment · from RM 470,800
    • Loop City @ Puchong — Puchong, Selangor · Leasehold · Serviced Apartment · from RM 365,610
    • The Aldenz, Petaling JayaThe Aldenz — Petaling Jaya, Selangor · Leasehold · Condominium · from RM 622,200
    • D'Evia, Petaling JayaD'Evia — Petaling Jaya, Selangor · Leasehold · Condominium · from RM 498,100
    • ARRA — Petaling Jaya, Selangor · Freehold · Condominium · from RM 554,000
    • The Atera, Petaling JayaThe Atera — Petaling Jaya, Selangor · Leasehold · Condominium · from RM 580,000
    • Amara — Petaling Jaya, Selangor · Freehold · Condominium · from RM 574,200
    • Amaya — Petaling Jaya, Selangor · Freehold · Condominium · from RM 561,000
    • Forest Hill — Petaling Jaya, Selangor · Leasehold · Condominium · from RM 643,300
    • Dwi Aurora — Petaling Jaya, Selangor · Leasehold · Condominium · from RM 631,000
    • Stellar Damansara — Petaling Jaya, Selangor · Leasehold · Condominium · from RM 1,858,800
    • Daya Residence — Petaling Jaya, Selangor · Freehold · Condominium · from RM 631,800
    • D'Tessera — Petaling Jaya, Selangor · Leasehold · Condominium · from RM 793,200
    • Veridian — Petaling Jaya, Selangor · Leasehold · Condominium · from RM 661,000
    • Livista, Petaling JayaLivista — Petaling Jaya, Selangor · Freehold · Condominium · from RM 515,000
    • Mosaic — USJ / Subang Jaya, Selangor · Freehold · Condominium · from RM 577,000
    • Accent Residences — Petaling Jaya, Selangor · Leasehold · Condominium