Home Loan & Monthly Instalment Calculator
Estimate your monthly home loan or Islamic home financing instalment, total repayment and total interest over the tenure. Enter your own figures — every calculation runs in your browser and nothing is saved.
Estimated result
Floating-rate loans can change when the product's reference rate (e.g. a bank's Standardised Base Rate) moves. The scenarios above show how a ±0.50% change would affect your instalment.
Amortisation summary
| Year | Principal | Interest | Balance |
|---|---|---|---|
| 1 | RM7,925 | RM17,856 | RM442,075 |
| 2 | RM8,248 | RM17,533 | RM433,828 |
| 3 | RM8,584 | RM17,197 | RM425,244 |
| 4 | RM8,933 | RM16,847 | RM416,311 |
| 5 | RM9,297 | RM16,483 | RM407,014 |
| 6 | RM9,676 | RM16,104 | RM397,338 |
| 7 | RM10,070 | RM15,710 | RM387,268 |
| 8 | RM10,480 | RM15,300 | RM376,787 |
| 9 | RM10,907 | RM14,873 | RM365,880 |
| 10 | RM11,352 | RM14,429 | RM354,528 |
| 11 | RM11,814 | RM13,966 | RM342,713 |
| 12 | RM12,296 | RM13,485 | RM330,418 |
| 13 | RM12,797 | RM12,984 | RM317,621 |
| 14 | RM13,318 | RM12,462 | RM304,303 |
| 15 | RM13,861 | RM11,920 | RM290,443 |
| 16 | RM14,425 | RM11,355 | RM276,017 |
| 17 | RM15,013 | RM10,767 | RM261,004 |
| 18 | RM15,625 | RM10,156 | RM245,380 |
| 19 | RM16,261 | RM9,519 | RM229,118 |
| 20 | RM16,924 | RM8,857 | RM212,195 |
| 21 | RM17,613 | RM8,167 | RM194,582 |
| 22 | RM18,331 | RM7,450 | RM176,251 |
| 23 | RM19,078 | RM6,703 | RM157,173 |
| 24 | RM19,855 | RM5,926 | RM137,318 |
| 25 | RM20,664 | RM5,117 | RM116,654 |
| 26 | RM21,506 | RM4,275 | RM95,149 |
| 27 | RM22,382 | RM3,399 | RM72,767 |
| 28 | RM23,294 | RM2,487 | RM49,473 |
| 29 | RM24,243 | RM1,538 | RM25,230 |
| 30 | RM25,230 | RM550 | RM0 |
I help Malaysian SMEs get their numbers — and their systems — right with Bukku accounting software. These calculators are a free resource I share — not financial, credit or property advice.
Message Faiz on WhatsApp →How the monthly instalment is calculated
This calculator uses the standard reducing-balance amortisation formula, the basis for most Malaysian home loans and Islamic home financing today. Each month, interest is charged on the outstanding balance, and the remainder of your instalment reduces the principal — so the interest portion falls over time while the principal portion rises.
The fixed monthly instalment is: M = P × r ÷ (1 − (1 + r)⁻ⁿ), where P is the financing amount, r is the monthly rate (annual rate ÷ 12) and n is the number of months. When the rate is 0%, the instalment is simply P ÷ n.
Financing amount and margin of finance
Your financing amount is the property price minus your down payment. The "margin of finance" is the financing amount as a percentage of the price. In Malaysia, first and second home financing is often available up to a 90% margin (with the balance as your down payment), though the exact margin a bank offers depends on its assessment, the property and the product. Verify the margin with your bank.
What happens if the rate changes?
Most Malaysian home loans are floating-rate, priced as a reference rate (such as a bank's Standardised Base Rate, SBR) plus a spread. When the reference rate moves — often following a change in Bank Negara Malaysia's Overnight Policy Rate (OPR) — your instalment changes. The scenario cards show the effect of a ±0.50% shift so you can pressure-test affordability.
Reference: OPR 2.75% — as at 9 July 2026 — Bank Negara Malaysia. Shown for context only; your actual loan rate is set by your bank and product. Verify current rates with the relevant financial institution.
Ways to pay less interest
- Add a small extra amount to each instalment — the "extra monthly payment" field shows how much sooner you finish and how much you save.
- Choose a shorter tenure if the higher instalment is comfortable; total interest falls sharply.
- Use a flexi/offset facility where surplus cash parked against the loan reduces the interest charged.
- Refinance if a materially lower rate is available and the cost of switching is worth it.
Frequently asked questions
Is this the exact figure my bank will charge?
No. It is a close estimate using the standard reducing-balance method. Your bank's actual instalment can differ slightly due to day-count conventions, rounding, fees, insurance (e.g. MRTA/MRTT) and the exact product structure. Always rely on the bank's official offer letter.
Does it handle Islamic home financing?
It gives an indicative estimate for Islamic financing using the same monthly reducing-balance method. A specific product may use a different profit-calculation structure, so treat the Islamic figure as a planning guide rather than the contractual profit schedule.
Are my figures stored or sent anywhere?
Everything runs in your browser. Nothing you enter is saved or transmitted.
What rate should I enter?
Use the rate quoted to you by your bank. If you are only planning, you can try a range of rates — this tool does not assume or guarantee any rate.
Sources & methodology
- Reducing-balance amortisation — standard financial mathematics.
- Bank Negara Malaysia — OPR decisions (interest-rate context).
Disclaimer: This calculator provides estimates for general information and planning only. It is not financial advice, a loan approval, or an official bank quotation. Actual rates, eligibility, fees and instalments depend on the relevant bank or financial institution and the applicable product terms.