17 loan packages from 9 major banks. Enter your property price to see real monthly payments — then filter, sort, and compare side-by-side.
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ⓘ Estimates are indicative only. Actual rates and approvals are subject to bank assessment, property type, and creditworthiness. Rates shown are variable and may change with OPR adjustments.
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⚠ Disclaimer: Rates displayed are indicative only based on publicly available information as of early 2026. Actual approved rates vary depending on your credit profile, property type, loan amount, and bank assessment. Always verify with the bank before making financial decisions. This tool is for reference and comparison purposes only.
Understanding Malaysian Home Loan Rates
All Malaysian bank home loan rates are variable and tied to each bank's Base Rate (BR), which tracks Bank Negara Malaysia's Overnight Policy Rate (OPR). As of 2026, the OPR sits at 3.00%, and most bank BRs range from 3.00–3.10%.
Your effective rate = Bank's BR + spread (typically 0.70%–1.30%). Islamic financing products use an equivalent Effective Profit Rate (EPR) structure.
A 0.25% OPR change affects your monthly payment by roughly RM50–80 per RM100k of loan outstanding
Flexi home loans let you park savings in a linked account to offset interest — great if you have irregular income
Islamic financing is available to everyone (not just Muslims) and offers the same competitive rates
The lock-in period (usually 3 years) is when early full settlement incurs a penalty — plan around it before refinancing
Your Debt Service Ratio (DSR) must stay below 60–70% of gross income to qualify — include all existing loan commitments
Bumiputera borrowers may access additional MyHome / BSN schemes with subsidised rates for affordable housing
Frequently Asked Questions
As of 2026, Malaysian home loan rates range from about 3.75% to 4.30% per annum (variable). Rates are pegged to each bank's Base Rate (BR), which tracks Bank Negara Malaysia's OPR of 3.00%. Most banks price home loans at BR + 0.70% to BR + 1.30%. Islamic home financing uses a similar Effective Profit Rate (EPR) structure with comparable pricing.
Conventional home loans charge interest on the outstanding principal. Islamic home financing (e.g. Murabahah, Musharakah Mutanaqisah) is Shariah-compliant — the bank purchases the property and sells it to you at a profit, or co-owns it with you. In practice, monthly payments are similar. Islamic financing also provides Ibra' rebate protection (selling price lock-in) and is available to all Malaysians regardless of religion.
Most banks lend up to 90% of property value (10% down payment) for your 1st and 2nd properties. For 3rd properties and above, the maximum is 70% (30% down payment). Your eligibility depends on your Debt Service Ratio (DSR) — total monthly commitments should not exceed 60–70% of gross income. Joint applications combine both incomes.
A lock-in period (typically 3–5 years) is a window where fully redeeming or refinancing your loan triggers an early settlement penalty — usually 2–3% of the outstanding balance. After the lock-in expires, you can refinance or settle without penalty. Some banks like Maybank (MaxiHome) and Standard Chartered offer zero lock-in home loans for greater flexibility.
Refinancing makes sense if: (1) your current rate is 0.30%+ above today's best rates, (2) your lock-in period has ended, (3) your property value has increased (improving LTV), or (4) you want to extract equity or switch to a flexi structure. Factor in legal fees (~0.5–1% of loan), valuation fees (RM1,000–3,000), and stamp duty on the mortgage agreement when calculating breakeven.
A flexi home loan lets you make extra repayments into a linked current account, reducing the principal balance that interest is charged on. Full flexi accounts allow free withdrawals from the extra balance; semi-flexi requires a formal request to redraw funds. Flexi loans typically have a slightly higher rate (+0.05–0.15%) but can save significantly in total interest if you consistently park extra cash.
Use the formula: M = P × [r(1+r)^n] / [(1+r)^n - 1], where P = loan amount, r = monthly rate (annual ÷ 12), n = months. For example, RM500,000 at 4.00% for 30 years: r = 0.003333, n = 360 → RM2,387/month. Use the mortgage calculator at the top of this page to compare all banks instantly.
As of 2026, Public Bank (BR+0.70% ≈ 3.80%) and Hong Leong Bank (BR+0.85% ≈ 3.85%) tend to offer the most competitive conventional rates. For Islamic financing, Bank Rakyat (BFR+0.85% ≈ 3.85%) is highly competitive. However, the best rate for you depends on your loan amount, property type, income profile, and credit history — always get quotes from multiple banks.