The 10% down payment is just the price of entry. On a RM400,000 property, that RM40,000 deposit is the headline number everyone focuses on. The number that catches people off guard is the RM10,610–RM17,310 in stamp duty, legal fees, valuation reports, and insurance that you also need in cash — on top of the deposit, before you get the keys.
Total cash needed for a RM400,000 first home: roughly RM50,610–RM57,310 (transfer stamp duty exempt, loan agreement duty payable; the loan duty exemption after 2025 is unconfirmed).
This guide is a savings strategy, not a budgeting lecture. The goal is simple: figure out your real target number, pick the right vehicle for your timeline, and build a plan that gets you there without heroic sacrifices or lottery-ticket thinking.
Last updated 27 October 2026 · money.com.my Editorial
Step 1: Know Your Real Target Number
The mistake most people make is budgeting only for the 10% deposit. Here is what you actually pay in cash before the bank releases a single ringgit of your loan.
Upfront Cash Breakdown — By Property Price
| Item | RM300,000 | RM400,000 | RM500,000 | RM700,000 |
|---|---|---|---|---|
| Down payment (10%) | RM30,000 | RM40,000 | RM50,000 | RM70,000 |
| SPA stamp duty (fixed) | RM10 | RM10 | RM10 | RM10 |
| MOT (transfer) stamp duty | RM5,000 | RM7,000 | RM9,000 | RM15,000 |
| Loan agreement stamp duty (0.5%) | RM1,350 | RM1,800 | RM2,250 | RM3,150 |
| Legal fees (SPA + loan) | RM3,000–RM5,000 | RM4,000–RM6,000 | RM5,000–RM7,000 | RM7,000–RM9,000 |
| Valuation fee | RM800–RM1,500 | RM800–RM1,500 | RM1,000–RM2,000 | RM1,500–RM2,500 |
| MRTA/MLTT insurance | RM3,000–RM6,000 | RM4,000–RM8,000 | RM5,000–RM10,000 | RM7,000–RM12,000 |
| Total cash needed | RM43,000–RM49,000 | RM57,000–RM64,000 | RM72,000–RM80,000 | RM104,000–RM112,000 |
First-time buyer at RM500,000 or less? Two gazetted orders exempt a Malaysian citizen buying a first residential property with a market value of RM500,000 or less, who makes a statutory declaration: P.U.(A) 53/2021 exempts the MOT (transfer) duty and P.U.(A) 54/2021 the loan-agreement duty. Neither covers the SPA's fixed RM10. With both exemptions you save RM6,350 at RM300,000 (RM5,000 + RM1,350), RM8,800 at RM400,000 (RM7,000 + RM1,800) and RM11,250 at RM500,000 (RM9,000 + RM2,250). The transfer exemption covers SPAs signed up to 31 December 2027 (P.U.(A) 448/2025). The loan exemption was set to end on 31 December 2025 and we have not confirmed an extension, so confirm it with your solicitor; without it, the saving is the MOT figure alone.
For a full breakdown of stamp duty tiers and how to calculate yours, read the stamp duty guide.
Warning
MRTA/MLTT insurance is negotiable. Some banks require mortgage insurance before releasing the loan; others make it optional but strongly recommended. Premiums vary enormously — get quotes from at least two insurers. If the bank's in-house MRTA quote feels high, you can usually purchase a standalone MLTT policy from a life insurer at a lower cost. This alone can save RM2,000–RM5,000.
Step 2: Set Your Timeline
Your savings timeline determines where you should park the money. Get this wrong and you either leave returns on the table or, worse, face a loss right when you need the cash.
Savings Timeline Calculator
Pick your property price target from the table above. Divide your total cash target by the amount you can realistically save per month.
| Total target | RM1,000/month | RM1,500/month | RM2,000/month | RM2,500/month | RM3,000/month |
|---|---|---|---|---|---|
| RM45,000 (RM300K property) | 3 yrs 9 mths | 2 yrs 6 mths | 1 yr 11 mths | 1 yr 6 mths | 1 yr 3 mths |
| RM50,610–RM57,310 (RM400K property, transfer duty exempt) | 4 yrs 3 mths to 4 yrs 9 mths | 2 yrs 10 mths to 3 yrs 2 mths | 2 yrs 1 mth to 2 yrs 5 mths | 1 yr 8 mths to 1 yr 11 mths | 1 yr 5 mths to 1 yr 7 mths |
| RM75,000 (RM500K property) | 6 yrs 3 mths | 4 yrs 2 mths | 3 yrs 2 mths | 2 yrs 6 mths | 2 yrs 1 mth |
| RM108,000 (RM700K property) | 9 yrs | 6 yrs | 4 yrs 6 mths | 3 yrs 7 mths | 3 yrs |
The RM400K row uses the Step 1 total with the transfer stamp duty exemption (RM50,610–RM57,310), the same figure as the opening, and shows the months for the low and high end; the other rows are rounded to roughly the middle of the Step 1 table's totals before any first-home exemption, so a qualifying first-time buyer needs less than those rows show. These are conservative flat-line estimates — no investment returns factored in. Real timelines are shorter because your savings earn returns while accumulating. The next section covers where to park the money to shave months off these numbers.
The honest check: If your timeline is over 5 years at your current savings rate, you have three options: (1) increase your savings rate, (2) target a lower-priced property, or (3) tap acceleration strategies like EPF withdrawal. There is no shame in option 2 — buying within your means is the single best financial decision most homeowners can make.
Step 3: Where to Park Your Savings (Vehicle Selection)
This is where most guides get lazy and say "just save in a bank account." That works if you are buying next month. It is a bad strategy if your timeline is 2–5 years, because a traditional savings account paying a base rate of 0.00–0.50% p.a. (Hong Leong, RHB, AmBank and BSN, checked 11 October 2026) means inflation is eating your deposit while you accumulate it.
Match the vehicle to the timeline:
Under 2 years — Capital certainty is king
Best options: Fixed deposit or high-yield savings account
You cannot afford a bad month in the stock market or a fund NAV dip when you are 18 months from signing an SPA. At this range, your priority is keeping the full amount intact and accessible.
| Vehicle | Expected return | Liquidity | Risk |
|---|---|---|---|
| Fixed deposit (12-month campaign) | 3.60–3.90% at five banks on 11 Oct 2026, time-limited (end dates: AmBank 31 Oct, CIMB and Hong Leong 3 Nov, Public Bank and Standard Chartered 31 Dec 2026; check each bank's page for the current offer) | Locked until maturity | Zero (PIDM-insured) |
| Fixed deposit (12-month board rate) | 1.80–1.90% at CIMB, Hong Leong, AmBank, Public Bank and RHB on 11 Oct 2026 | Locked until maturity | Zero (PIDM-insured) |
| Digital bank savings, daily access (GX Bank base, Boost Savings Jars) | 2.00–3.00% | Daily access | Zero (PIDM-insured) |
| GX Bank 6-month Bonus Pocket | 3.80% | Locked 6 months or forfeit the bonus | Zero (PIDM-insured) |
| Money market fund | 2.78–3.18% (Kenanga to 31 August 2026 and Principal to 30 September 2026) | T+1 withdrawal | Very low (not PIDM) |
At RM50,000 in an FD at 3.75% for 12 months (a rate inside the 12-month campaign range above, if you catch a campaign before it ends), you earn RM1,875 in interest — that covers a chunk of your legal fees.
Digital bank rates above were verified against each bank's own site on 29 July 2026, except GX Bank's Bonus Pocket rate, which was checked on 11 October 2026. Note that the GX Bonus Pocket is capped at RM12,500 per pocket and four pockets, so RM50,000 is the most you can hold at 3.80%. For products side by side, see our fixed deposit rates list and savings accounts list; for how the rates and their conditions work, our fixed deposit guide and savings account guide.
2–5 years — Compound the gap
Best options: ASB (Bumiputera), money market funds, or a mix of FD + MMF
With a longer runway, you can afford slightly higher-returning vehicles. The extra 1–2 percentage points compound meaningfully over 3–4 years.
| Vehicle | Expected return | Liquidity | Risk | Eligibility |
|---|---|---|---|---|
| ASB | 5.75% (2024 and 2025) | Withdraw anytime | Very low | Bumiputera only |
| Money market fund | 2.78–3.18% (Kenanga to 31 August 2026 and Principal to 30 September 2026) | T+1 withdrawal | Very low | Everyone |
| FD (rolling 12-month) | 3.60–3.90% while a campaign runs; a maturing FD renews at the 1.80–1.90% board rate (both 11 Oct 2026) | At maturity | Zero | Everyone |
Worked example — ASB vs FD over 3 years:
Starting with RM0, saving RM2,000/month for 36 months:
| Vehicle | Total deposited | Returns earned | Balance at month 36 |
|---|---|---|---|
| ASB at 5.00% | RM72,000 | ~RM5,510 | ~RM77,510 |
| FD at 3.75% (only if a campaign were available at every renewal) | RM72,000 | ~RM4,100 | ~RM76,100 |
| GX Bank base rate at 2.00% | RM72,000 | ~RM2,140 | ~RM74,140 |
| FD at the 1.80–1.90% board rate | RM72,000 | ~RM1,920–2,030 | ~RM73,920–74,030 |
The difference between ASB and a GX Bank account at its 2.00% base rate over 3 years is roughly RM3,370 — that is real money, enough to cover your valuation fee and part of your legal fees. For a deeper comparison of ASB and FD returns, read the ASB vs FD guide.
Note
Non-Bumiputera savers: Without access to ASB, your best combination for a 2–5 year property savings plan is a money market fund for the bulk (better returns than an FD at board rates, daily-ish liquidity) plus a smaller FD ladder for the portion you will need first (e.g., booking fee and early SPA costs). See the money market fund guide for fund picks.
What NOT to put your deposit savings into
- Equities or equity unit trusts. The KLCI dropped 6% in a single month in 2020. If that happens 3 months before your SPA signing, your deposit is short.
- Crypto. Self-explanatory.
- Property crowdfunding. Illiquid, uncertain exit timing — the opposite of what you need.
- Gold. Volatile in MYR terms. Not liquid enough for a deadline-driven goal.
The rule is simple: money with a fixed deadline and a fixed target should go into fixed-return or near-fixed-return instruments. Save the growth investing for your post-purchase portfolio.
Step 4: Acceleration Strategies — Getting There Faster
Saving RM2,000/month for 3 years requires discipline. These strategies can compress the timeline.
1. EPF Akaun Sejahtera (formerly Account 2) Withdrawal
This is the single biggest lever most Malaysian salaried workers have. Your EPF Akaun Sejahtera (Account 2) balance can be withdrawn for a residential property purchase — up to 10% of the property price or your Akaun Sejahtera balance, whichever is lower.
How this changes the math:
If you are buying a RM400,000 property and your Akaun Sejahtera balance is RM25,000, you can withdraw RM25,000 toward the purchase. That cuts your personal cash savings target from RM50,610–RM57,310 to RM25,610–RM32,310.
At RM2,000/month savings, that is:
- Without EPF withdrawal: about 25–29 months (RM50,610–RM57,310 ÷ RM2,000), roughly 2 to 2.4 years
- With RM25,000 EPF withdrawal: about 13–16 months (RM25,610–RM32,310 ÷ RM2,000), roughly 1.1 to 1.3 years
One full year shaved off your timeline.
The trade-off is real: This is a withdrawal, not a loan. You are permanently reducing your retirement savings. At a 6% long-term EPF dividend rate, that RM25,000 withdrawn at age 30 would have grown to roughly RM143,000 by age 55. Decide with open eyes.
For the full process — eligibility, application steps, documents, and the retirement cost calculation — read the EPF housing withdrawal guide.
2. Automate Before You See the Money
Set up a standing instruction (SI) from your salary account to your deposit savings vehicle on payday. Not at the end of the month when you "see what's left." On the day salary hits.
This is not new advice, but execution is everything. Most Malaysian banks allow you to set a recurring transfer via their app in under 5 minutes. Maybank (M2U), CIMB (Clicks), and RHB (Online Banking) all support monthly standing instructions to FD or ASB auto-debit.
If you use ASB, set up the ASNB auto-debit (potongan gaji or standing instruction) — money goes directly to your ASB account without touching your spending account. What you do not see, you do not spend.
3. Direct Salary Bonuses and Increments to the Fund
The single most effective acceleration move: when you get a raise or annual bonus, redirect the entire increment to your deposit fund. If your salary goes from RM5,000 to RM5,400, increase your monthly savings by RM400 immediately. Your lifestyle was fine at RM5,000 — it will be fine for another 18 months.
Annual bonuses are even more powerful. A 2-month bonus on a RM5,500 salary is RM11,000 — that is 7 months of RM1,500/month savings delivered in a single lump sum.
4. SSPN Tax Relief (Dual Purpose)
If you have children, SSPN-i (Skim Simpanan Pendidikan Nasional) deposits qualify for up to RM8,000 in annual tax relief. The tax savings do not directly fund your deposit, but the tax refund can be redirected to your house fund.
At a marginal tax rate of 19% (chargeable income RM70,001–RM100,000), RM8,000 in SSPN contributions generates a tax saving of RM1,520. Park that refund straight into the deposit fund.
This only works if you were going to save for your children's education anyway — do not open an SSPN purely as a tax arbitrage play for your deposit. The money in SSPN is for education, not housing.
5. Reduce One Big Expense — Not 20 Small Ones
Cutting RM5 off your daily kopi is not going to close a gap of more than RM50,000. Cutting your car loan payment by RM400/month will.
The three biggest expense categories for most Malaysian wage earners:
- Car loan — If you are driving a car with RM1,200/month repayments on a RM4,500 salary, you have a car problem, not a savings problem. Downgrading to a RM600/month payment adds RM600/month to your deposit fund — RM7,200/year.
- Rent — If you are renting a RM2,200 condo solo, moving to a RM1,400 room or splitting with a partner adds RM800/month. That is RM9,600/year.
- Subscriptions and recurring charges — Audit every auto-debit. Most people carry RM200–RM400/month in subscriptions they barely use.
Pick one big lever. The small stuff adds up eventually, but the big stuff adds up immediately.
6. Side Income — Targeted and Time-Limited
Side income specifically directed at the deposit fund works when it is time-limited and targeted. "I will freelance on weekends for 18 months and put every ringgit into the fund" is a strategy. "I should probably earn more" is not.
Common high-return-per-hour side hustles in Malaysia (2026 context):
- Freelance work in your professional skill — rates on Upwork/Fiverr for Malaysian professionals in accounting, design, writing, and software range from RM50–RM200/hour
- Tuition — private tuition for SPM/STPM subjects pays RM50–RM120/hour depending on subject and location
- Weekend gig work — Grab, Lalamove, and food delivery are accessible but lower per-hour return
The target is not "build a side business." The target is "add RM500–RM1,500/month to the deposit fund for 12–24 months."
Step 5: The Zero Down Payment Escape Hatch
If your timeline or savings capacity makes the 10% deposit unrealistic, note that the MyFirst Home Scheme (Skim Rumah Pertamaku / SRP), which offered 100% financing, was discontinued on 1 April 2023. Cagamas launched a successor first home mortgage guarantee programme in 2024 — ask your bank whether you qualify under its current terms, and keep saving for the full deposit until you know.
Eligibility:
- Malaysian citizen, aged 18–40
- Gross monthly income: not exceeding RM5,000 (single) or RM10,000 (joint)
- First-time buyer
- Property price: RM300,000–RM500,000
What it changes: The 10% deposit is eliminated. Cagamas guarantees the loan, allowing participating banks to lend 100% of the property value.
What it does NOT change: You still need cash for legal fees, stamp duty, valuation, and insurance. The Step 1 table above lists each item, but it assumes a 90% loan: because you borrow 100% of the price, the loan agreement stamp duty (0.5% of the loan) and any mortgage insurance premium are higher than shown there, so ask your bank and solicitor for the figures for your loan. Without the RM40,000 deposit the cash you need is lower than in a standard purchase, but it is still a significant amount to save.
The catch: Your monthly repayment is higher because you are financing 100% instead of 90%. On a RM400,000 property at 4.20% over 35 years, the difference is roughly RM200/month (RM1,958 vs RM1,762). Over 35 years, that RM200/month adds up to RM84,000 in extra interest paid.
For the full list of government schemes, eligibility criteria, and how to apply, see the first-time home buyer guide.
Putting It All Together — A Sample 3-Year Plan
Profile: 28-year-old, RM5,500/month gross salary, targeting a RM400,000 first home. No existing ASB balance. EPF Akaun Sejahtera balance: RM18,000. Currently renting RM1,200/month.
Total cash needed: ~RM57,000 (the low end of the RM400,000 column above, before any first-home stamp duty exemption; with both exemptions it is RM8,800 less)
Available from EPF: RM18,000 (Akaun Sejahtera withdrawal at purchase)
Personal savings target: RM39,000
The Plan
| Month | Action | Monthly savings | Cumulative |
|---|---|---|---|
| 1–12 | Set SI for RM1,500/month to money market fund. Audit subscriptions (save RM150/month). | RM1,650 | RM19,800 |
| 12 | Annual bonus (1.5 months): RM8,250 → deposit fund | — | RM28,050 |
| 13–24 | Salary increment of RM300 → entire increment to fund. New monthly: RM1,950. | RM1,950 | RM51,450 |
| 24 | Annual bonus (1.5 months): RM8,700 → deposit fund | — | RM60,150 |
Result at month 24: ~RM60,150 in savings (before investment returns) plus RM18,000 available from EPF. Total: ~RM78,150.
That is more than the RM57,000 needed. The buffer covers the MRTA insurance and any cost overruns — and you hit the target in 2 years, not 3, by redirecting increments and bonuses.
Investment returns (at the 2.78–3.18% the Kenanga and Principal money market funds returned in their latest published year, to 31 August and 30 September 2026) add another ~RM1,350–RM1,550 to the total. Not life-changing, but it covers most or all of the valuation fee.
Note
Joint savings accelerate everything. If you are buying with a partner and both contribute RM1,500/month, you halve the timeline. Two incomes, one deposit target. Coordinate your EPF withdrawals — both partners can withdraw from their respective Akaun Sejahtera balances for the same property purchase.
Common Mistakes That Delay Your Purchase
Saving without a target number. "I'll buy a house when I have enough" is not a strategy. Pick a property price range, calculate the full upfront cost, and work backward to a monthly figure. Without a specific number, savings drift into lifestyle spending.
Keeping the deposit in a current account. Standard current accounts pay zero interest, and a basic savings account pays little more: base rates were 0.00–0.50% p.a. at Hong Leong, RHB, AmBank and BSN on 11 October 2026. The longer your timeline, the more this costs you. A RM50,000 balance in a current account for 3 years loses roughly RM4,300–RM9,100 in potential returns versus a money market fund (2.78% in the year to 31 August 2026, the lower of the two funds in our money market fund guide) or ASB (5.75% for 2025).
Timing the property market. "Prices will drop" is the most expensive bet in Malaysian property. Klang Valley median house prices have risen in 19 of the last 20 years. Waiting 2 years for a dip while prices rise 4–6% per year means your deposit target moves further away, not closer. Save systematically and buy when your numbers work — not when you think the market will bottom.
Ignoring the costs beyond the deposit. Budget for stamp duty, legal fees, insurance, renovation, and the first 3 months of mortgage payments (as a safety buffer). The deposit gets you the keys. These costs get you a livable home.
Raiding the fund for non-housing expenses. Keep the deposit fund in a separate account — ideally one without a debit card or easy ATM access. Psychological separation matters. If your deposit fund is in the same account as your daily spending, it will get spent.
Frequently Asked Questions
Should I save for a deposit or pay off my car loan first?
If your car loan rate is above 4%, paying it off early frees up cash flow faster than any savings vehicle can generate returns. A RM50,000 car loan at 4.5% hire purchase costs you roughly RM2,250/year in interest. Paying it off early and redirecting the monthly payment to your deposit fund is often the fastest path — but only if early settlement does not incur penalties that wipe out the interest savings. Check your loan agreement for the Rule of 78 or flat-rate early settlement formula.
How much deposit do I need for a second property?
Each bank sets its own margin for a second home. Bank Negara Malaysia's November 2010 measure capped financing at 70% of value for a borrower's third house loan and said first and second homes were not affected, staying at each bank's own loan-to-value (LTV) policy; BNM said in 2016 that it does not prescribe lending limits. So there is no set percentage for a second property: ask each bank for its margin in writing. If a bank offered 80%, a RM500,000 second property would need a RM100,000 deposit before fees. For a third house loan, if the 2010 cap still applies (we have not confirmed its current status), the deposit is at least 30%.
Can my parents gift me the deposit money?
Yes, and Malaysian banks accept gifted deposits for home loan applications. The bank may require a gift letter from your parents confirming the money is a gift (not a loan) and does not need to be repaid. Some banks also want to see the funds in your account for at least 2–3 months before the loan application to confirm the source. Ask your bank's mortgage officer about their specific gifted-deposit documentation requirements.
What if property prices rise faster than I can save?
This is the real risk of a long savings timeline. If Klang Valley prices rise 5% annually and your deposit target is 3 years away, a RM400,000 property today becomes RM463,000 in 3 years — adding RM6,300 to your deposit requirement. Two mitigations: (1) save aggressively to shorten the timeline, and (2) consider areas with slower price appreciation (secondary cities, upcoming transit corridors before completion) where your savings can outpace the market.
Related Guides
- First-Time Home Buyer Malaysia — Complete Step-by-Step Guide — everything from eligibility to signing day
- our guide to financing a home in Malaysia — bank-by-bank rate comparison and loan mechanics
- EPF Housing Withdrawal (Akaun Sejahtera, formerly Account 2) — Complete Guide — how to use your EPF for property
- Stamp Duty on Property Malaysia — Complete Guide — exact costs at every price tier
- ASB vs Fixed Deposit Malaysia 2026 — where to park savings for maximum return
- How Fixed Deposits Work in Malaysia — board rates, campaign rates and how to choose
Amendment, 6 August 2026. This guide told readers who could not manage a 10% deposit to check whether they qualified for 100% financing through the MyFirst Home Scheme (Skim Rumah Pertamaku / SRP). SRP was discontinued on 1 April 2023 per Cagamas. The text now says so and points to Cagamas’s successor first home mortgage guarantee programme instead.
Amendment, 4 October 2026. The 6 August amendment corrected the body of this guide but missed its FAQ, which still said SRP "offers 100% financing". That answer now says the scheme closed on 1 April 2023.
Amendment, 11 October 2026. This guide gave GX Bank's 6-month Bonus Pocket rate as 3.70% p.a. GX Bank's own page now says "Earn up to 3.80% p.a." and "3.18% p.a. for the 3-month tenure, or 3.80% p.a. for the 6-month tenure. This is inclusive of the 2.00% p.a. base rate", so the figure is now 3.80% p.a.; the 3-month 3.18% and the 2.00% base rate are unchanged. We checked GX Bank's page on 11 October 2026; it shows no effective date. The other rates in this guide keep the dates stated beside them and were not re-checked in this amendment. Confirm any rate on the bank's own page before acting on it.
Amendment, 11 October 2026 (fixed deposit and savings rates). This guide gave a standard savings account's rate as "1.85–2.00%" (and 1.85%), and fixed deposit returns as "3.50–4.00%" for both a 12-month promotional FD and a rolling 12-month FD. Our fixed deposit guide has corrected these ranges. Savings base rates are now 0.00–0.50% p.a. at Hong Leong, RHB, AmBank and BSN; 12-month FD campaigns are 3.60–3.90% p.a. at five banks, each time-limited (ending 31 October to 31 December 2026); and 12-month board rates are 1.80–1.90% p.a. at CIMB, Hong Leong, AmBank, Public Bank and RHB, all on 11 October 2026. A board-rate row was added to the "Under 2 years" table. The rolling 12-month FD row now says that a maturing FD renews at the board rate, as the fixed deposit guide does, so 3.60–3.90% applies only while a campaign runs. The 3-year worked example gained a board-rate row (~RM1,920–2,030 returned at 1.80–1.90%), its 3.75% FD row is now labelled as holding only if a campaign were available at every renewal, and its "savings account at 2.00%" row is now GX Bank's 2.00% base rate (checked 11 October 2026), since a traditional savings account's base rate is far lower; the figures in that row did not change. We checked the banks' own pages and campaign terms on 11 October 2026 for our fixed deposit guide, whose amendment of that date records the check. For the two money market funds, the guide's rows said 3.50–4.00%, a range our money market fund guide corrected on 31 July 2026; they now give that guide's 2.85–3.32% (Kenanga and Principal, year to 30 June 2026), so the non-Bumiputera callout now says a fund beats an FD at board rates rather than any FD, and the current-account cost on RM50,000 over 3 years is now roughly RM4,400–9,100 against a fund at 2.85% or ASB at 5.75% (was RM4,500–7,500). The 24-month plan's investment return said "a conservative 3.50%" in a money market fund, adding "~RM1,500–RM2,000"; at the same funds' 2.85–3.32% it is now ~RM1,400–1,600, worked the same way as the guide's other examples (each month's saving compounded monthly from the month it is paid in, RM1,650 a month for months 1–12, RM8,250 bonus at month 12, RM1,950 a month for months 13–24, RM8,700 bonus at month 24: about RM1,390 at 2.85% and RM1,620 at 3.32%, against about RM1,710 at the old 3.50%). The ASB figures in this guide were not re-checked in this amendment. Confirm any rate on the bank's own page before acting on it.
Amendment, 11 October 2026 (wording). In the amendment note above, the sentences that introduced a superseded figure now name the guide as the subject ("the guide said" or "the guide's … said"), so it reads plainly as the old text rather than a bank's own page. No figure in this guide changed.
Amendment, 11 October 2026. The SSPN example previously used a "24%" marginal rate for chargeable income of RM70,001–RM100,000, giving "RM1,920". LHDN's resident-individual rate for that band (YA2023–2025) is 19%, so RM8,000 of SSPN relief saves RM1,520.
Amendment, 11 October 2026 (first-home stamp duty). The upfront-cash table labelled the tiered duty "SPA stamp duty", and the note below it said "Budget 2024" exempted stamp duty on the SPA and loan agreement, saving "RM7,800–RM11,250". The ad valorem duty is charged on the MOT, the instrument of transfer (Stamp Act 1949, First Schedule item 32(a)); the SPA itself carries a fixed RM10 (item 4; LHDN, Garis Panduan Pengenaan Duti Setem, 30 June 2026). The row is now "MOT (transfer) stamp duty" with the same figures, and an SPA row of RM10 is added; the rounded totals are unchanged. The exemption comes from P.U.(A) 53/2021 (transfer) and P.U.(A) 54/2021 (loan agreement), for a Malaysian citizen buying a first residential property with a market value of RM500,000 or less, with a statutory declaration. The transfer exemption runs to SPAs executed by 31 December 2027 (P.U.(A) 448/2025); the loan exemption was set to end on 31 December 2025, and we have not confirmed the order extending it. The savings, band by band with a 90% loan: RM300,000, RM1,000 + RM200,000 × 2% = RM5,000 on the transfer plus RM270,000 ÷ RM1,000 × RM5 = RM1,350 on the loan, so RM6,350; RM400,000, RM7,000 + RM1,800 = RM8,800; RM500,000, RM9,000 + RM2,250 = RM11,250. No column gives RM7,800. The sample plan's "~RM57,000 (with stamp duty exemption)" is the low end of the RM400,000 column before any exemption, and now says so. Not re-checked in this amendment: legal fees, valuation fees, insurance premiums and the FAQ's RM12,000–RM18,000 estimate of other upfront costs.
Amendment, 11 October 2026 (wording). In the amendment notes above, each superseded figure is now introduced by "the guide said" or "gave … as", so it reads plainly as the old figure rather than a current one. No figure in this guide changed.
Amendment, 11 October 2026 (money market fund returns). The guide said the money market funds returned "2.85–3.32% (Kenanga and Principal, year to 30 June 2026)" (in two tables; the investment-returns line below the plan gave the same range in other words). The guide now gives 2.78–3.18% (Kenanga to 31 August 2026, Principal to 30 September 2026), from each manager's own fund page. Two figures that depend on them were recomputed on the guide's own method: the guide said the extra return from investing would be "~RM1,400–RM1,600", now ~RM1,350–RM1,550; and the guide said a RM50,000 balance left in a current account for 3 years loses "roughly RM4,400–RM9,100", now roughly RM4,300–RM9,100 (the lower end uses Kenanga's 2.78%, the upper end is unchanged at ASB's 5.75%). Sources: Principal's Class AR fund page and Kenanga's fund page, read on 11 October 2026.
Amendment, 11 October 2026 (worked example arithmetic). In the "ASB vs FD over 3 years" table the guide said ASB at 5.00% earned "~RM5,580" (balance "~RM77,580") and GX Bank at 2.00% earned "~RM2,200" (balance "~RM74,200"), and the text said the gap was "roughly RM3,380". On the basis the rest of the table uses (RM2,000 deposited at the end of each month for 36 months, interest compounded monthly), ASB at 5.00% earns about RM5,507 and GX at 2.00% about RM2,140, so the rows now read ~RM5,510 (~RM77,510) and ~RM2,140 (~RM74,140), and the gap is roughly RM3,370. The rates themselves did not change.
Amendment, 11 October 2026 (first-home cash total). The guide said a RM400,000 first home needs "RM12,000–RM18,000" of extras and "RM52,000–RM58,000" in total cash. For a first-home buyer whose transfer is exempt (P.U.(A) 53/2021) but who still pays loan agreement duty, the extras are RM10,610–RM17,310 (RM10 SPA + RM1,800 loan duty + legal fees RM4,000–RM6,000 + valuation RM800–RM1,500 + insurance RM4,000–RM8,000) and the total cash is RM50,610–RM57,310. The loan order, P.U.(A) 54/2021, is confirmed only to 31 December 2025 and we could not read P.U.(A) 449/2025, so the loan-duty waiver after 2025 is unconfirmed; if it applies, the extras are RM8,810–RM15,510. Sources: P.U.(A) 53/2021, 54/2021 and 448/2025, checked 11 October 2026. Legal fees, valuation fees and insurance were not re-checked in this amendment.
Amendment, 17 October 2026 (zero-down extras). The guide said that with 100% financing you still need "roughly RM15,000–RM25,000" for legal fees, stamp duty, valuation and insurance (in the zero-down FAQ and in Step 5), and that this was "a fraction of the RM50,000–RM80,000 total in a standard purchase". We could not support either figure. The range does not follow from the guide's own first-home extras of RM10,610–RM17,310 at a 90% loan, and a 100% loan raises the loan agreement stamp duty (0.5% of the loan) and any mortgage insurance premium, for which the guide has no verified figure at 100% financing. Both passages now say that the extras are higher than in the Step 1 table and point readers to their bank and solicitor; no replacement range is given. The legal fee, valuation fee and insurance estimates in the Step 1 table were not re-checked in this amendment.
Amendment, 17 October 2026 (FAQ answers). The second FAQ said a RM400,000 property needs "roughly RM55,000" in total upfront cash, a figure that is not in this guide; the Step 1 total is RM50,610–RM57,310, and the savings timelines now use it (RM50,610 ÷ RM1,500 = 34 months and RM57,310 ÷ RM1,500 = 38 months; ÷ RM2,000 = 25 and 29 months; ÷ RM2,500 = 20 and 23 months, all rounded). The "roughly RM15,000–RM25,000" range for extras in the zero-down answer was already removed by the 17 October 2026 zero-down amendment above and has not returned.
Amendment, 17 October 2026 (savings table and EPF example). The savings-timeline table used RM60,000 for a RM400,000 property, while Step 1 and the opening give RM50,610–RM57,310 (transfer stamp duty exempt, loan agreement duty payable). The RM400K row now uses the Step 1 range and shows both ends: RM50,610 ÷ RM1,000, 1,500, 2,000, 2,500 and 3,000 = 51, 34, 25, 20 and 17 months, and RM57,310 ÷ the same = 57, 38, 29, 23 and 19 months. The other rows are rounded to roughly the middle of Step 1's no-exemption totals, and a note under the table says so. The EPF example and the "RM60,000 gap" sentence used the same RM60,000: with a RM25,000 withdrawal the target is RM25,610–RM32,310, about 13–16 months at RM2,000 a month against about 25–29 months without it.
Amendment, 17 October 2026 (EPF account names). This guide called EPF's second account only "Account 2". Since the 11 May 2024 restructuring that account is Akaun Sejahtera, so the guide now says "Akaun Sejahtera (formerly Account 2)" and, where they appear beside it, Akaun Persaraan (Account 1) and Akaun Fleksibel (Account 3). Old names stay only where they describe the past (the pre-May 2024 70/30 split, the i-Lestari scheme). No rate, limit or eligibility rule was changed. The names and the 75% / 15% / 10% split are from the Deputy Finance Minister's reply in the Dewan Rakyat as reported by RTM on 6 July 2026, and from the government portal malaysia.gov.my ("Jenis Akaun Simpanan KWSP"), both checked on 17 October 2026. Neither page uses the words "Account 2": the match of Akaun Sejahtera to the old Account 2 rests on its purposes (housing, education, health) and on RTM's report that the Akaun Persaraan share rose from 70 to 75 per cent. kwsp.gov.my returned 403 to our checks, and the EPF Act 1991 text on the AGC site (online 2022 version) predates the restructuring, so the names are not confirmed from a gazetted amendment.
Amendment, 17 October 2026 (follow-up: FAQ wording). The second FAQ answer ("How long does it take to save for a house deposit in Malaysia?") still ended "or tap EPF Account 2". It now reads "or tap EPF Akaun Sejahtera (formerly Account 2)". The mapping of Akaun Sejahtera to the old Account 2 is inferred, not stated by the sources cited in the amendment above (evidence grade C, by inference). No figure, rate or rule was changed and nothing was removed. Evidence: docs/verification-log/followups-g4-oct17/.
Amendment, 17 October 2026 (EPF account names, follow-up). Two uses of "your Account 2 balance" in the EPF housing-withdrawal answer and section now read "your Akaun Sejahtera balance", after Akaun Sejahtera (Account 2) on first use. The links between the new names and the old account numbers are our reading, not KWSP's wording (see docs/verification-log/followups-g5-oct17/). Only labels and wording changed; no figure, rate or withdrawal rule was changed.
Amendment, 25 October 2026 (second-home financing). The answer to "How much deposit do I need for a second property?" said banks "typically lend 80% LTV for a second residential property", meaning a 20% down payment, "double the first-home requirement", and ended "This is why your first home purchase deserves the 90% LTV advantage." We have no source for an 80% norm. Bank Negara Malaysia's November 2010 measure set a 70% maximum LTV for a borrower's third house financing and said first and second homes were not affected, staying at each bank's own LTV policy, and BNM said in 2016 that it does not prescribe lending limits (both statements saved in evidence batch H; see docs/verification-log/followups-property-credit-oct25/evidence.md). The answer now says the second-home margin is the bank's own, keeps the RM100,000 deposit only as the result if a bank offered 80%, and adds the third-home 70% cap marked "current status not confirmed", as the home loan guide does. The 80% norm, "double the first-home requirement" and the closing "90% LTV advantage" sentence are removed. No other figure changed.
Amendment, 27 October 2026 (expiring campaign wording). Changed: the table's 12-month campaign FD row ("3.60–3.90% at five banks on 11 Oct 2026, time-limited (ends 31 Oct to 31 Dec 2026)") now says the end dates run 31 Oct to 31 Dec 2026, and points to each bank's page for the current offer. Fix round 1, 27 October 2026: the words "so some may have ended by the time you read this" were replaced by the known end dates (AmBank 31 October, CIMB and Hong Leong 3 November, Public Bank and Standard Chartered 31 December 2026). The rates and the 11 October 2026 date are unchanged. No figure was removed. Evidence: docs/verification-log/batch5-facts-first-2026-10-27/evidence.md.