Your monthly repayment depends on the loan amount, the rate and the tenure. As an example, a RM500,000 home with 10% down is a RM450,000 loan; over 30 years at an illustrative 4.50% a year the repayment is about RM2,280.08 a month and the interest RM370,828.80. That rate is Bank Negara Malaysia's August 2026 average lending rate for commercial banks, not a bank's home loan rate or offer.
Rate checked 10 October 2026. Sources: BNM. An estimate, not tax or financial advice.
Work out your monthly repayment, or flip to affordability mode to see how much you can borrow based on your income and DSR.
Official source, coverage and how this is calculated: see our data methodology →
Floating home-loan rates move with the OPR: loans taken from 1 August 2022 are priced off Bank Negara's Standardised Base Rate, which is set at the OPR, and older loans off each bank's own base rate. See the OPR tracker for the current rate and enter your bank's quoted rate above for an accurate figure.
A RM500,000 property with 10% down and a 30-year loan, run at 4.50% a year. That rate is an illustration: it is Bank Negara Malaysia's average lending rate for commercial banks in August 2026, which averages all their loans. It is not a home loan rate and not any bank's offer, so use the rate your bank quotes.
| Property price | RM500,000 |
|---|---|
| Down payment (10%) | RM50,000 |
| Loan amount | RM450,000 |
| Illustrative rate (a year) | 4.50% |
| Tenure (360 monthly instalments) | 30 years |
| Monthly repayment | RM2,280.08 |
| Total repaid over the loan | RM820,828.80 |
| Of which interest | RM370,828.80 |
The repayment is about RM2,280.08 a month and the interest RM370,828.80 over 30 years. Change the rate to your bank's quote: on a loan this long, a small difference in rate moves the total by a lot.
The starting rate, 4.50%, is Bank Negara Malaysia's average lending rate for August 2026. Source: Bank Negara Malaysia. Data and information are subject to Terms of Use for BNM Datasets.
A lower rate on a large loan saves tens of thousands over the tenure — compare before you commit.
Your monthly repayment depends on the loan amount, the rate and the tenure. As an example, a RM500,000 home with 10% down is a RM450,000 loan; over 30 years at an illustrative 4.50% a year the repayment is about RM2,280.08 a month and the interest RM370,828.80. That rate is Bank Negara Malaysia's August 2026 average lending rate for commercial banks, not a bank's home loan rate or offer.
It uses the standard amortisation formula: the loan amount (price minus down payment), the annual interest rate, and the tenure in years determine a fixed monthly instalment that pays off both principal and interest over the term.
Switch to the affordability tab. Banks size your loan against your Debt-Service Ratio (DSR) — your total monthly commitments as a share of income. The tool applies a typical DSR ceiling to your income (less existing commitments) to estimate your maximum loan and property price.
Use the rate your bank quotes you. Floating home loan rates are priced off Bank Negara's Standardised Base Rate (SBR), which is set at the OPR, plus the bank's own spread. Loans granted before 1 August 2022 stay on the bank's older Base Rate (BR) or Base Lending Rate (BLR), which move by the same amount as the SBR. The default here is indicative only: 4.50%, Bank Negara's average lending rate for commercial banks in August 2026, which averages all their loans and not just home loans. Check the OPR tracker for the current OPR.
DSR (Debt-Service Ratio) is your total monthly debt repayments divided by your net income. Banks typically approve up to 60–70%, but the lower your DSR the safer your finances and the better your approval odds.
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