The Best Housing Loan In Malaysia 2024 (First Home Buyer Guides)

The Best Housing Loan In Malaysia

In Malaysia, the house loan interest rate is a key factor. The house loan interest rate is crucial for you to have wise financial planning to improve your financial status in the future. 

In my research, I found that Malaysia’s house loan interest rate varies significantly. This is crucial for first-time homebuyers like me, who must balance budgets and preferences.

I have explored various options, including full-flexi and semi-flexi loans, to find the most suitable for first-time buyers. I discuss the housing loan type and how to choose the best housing loan with my experience and research.


What is full-flexi and semi-flexi loan?

Full-Flexi Loan

Full-flexi loan in Malaysia offers unparalleled flexibility, crucial for savvy financial planning from my research. This type of housing loan combines a home loan and a current account. You can deposit any amount into this account, directly reducing the loan principal amount. Consequently, the interest, calculated on the reduced principal, decreases, potentially leading to significant savings.

The most compelling aspect of a full-flexi loan is the easy access to excess funds you’ve deposited. This can be incredibly advantageous for those who receive variable income or have the capacity to make irregular lump sum payments. However, given the flexibility they offer, full-flexi loans might come with higher fees or require a more comprehensive credit evaluation.

Semi-Flexi Loan

A semi-flexi loan strikes a balance between a traditional term loan and a full-flexi loan. While it allows additional payments towards the loan to reduce the principal amount, it restricts the ease of withdrawing these extra funds. This limitation can be a key consideration for those who require more liquidity.

The interest for a semi-flexi loan is calculated on the reduced principal if additional payments are made, which can lead to interest savings. However, the reduced flexibility in accessing deposited funds means this option is better suited for individuals who want to pay off their mortgage faster but don’t require immediate access to the extra funds they’ve deposited.

Both full-flexi and semi-flexi loans influence the house loan interest rate in Malaysia and are essential tools in mortgage loan management. They cater to different financial strategies and understanding their intricacies is crucial for making informed decisions in property investment.


Compared The Best Housing Loan in Malaysia 

Comparing housing loans in Malaysia, I’ve assessed several key options based on their house loan interest rates. Each has unique features that cater to diverse financial needs and preferences.

Maybank Islamic HouzKEY

  • Maybank Islamic HouzKEY: This option stands out for its exceptionally low-interest rate starting from 2.88% p.a. It’s particularly appealing for those prioritizing low-interest rates in their mortgage loan.

Standard Chartered MortgageOne Refinancing

HSBC HomeSmart

  • HSBC HomeSmart: This loan option is notable for its flexibility, allowing borrowers to make extra payments and reduce interest costs over time. The interest rate starts from 4.5% p.a.

CIMB HomeFlexi Smart

  • CIMB HomeFlexi Smart: This loan is designed for those seeking flexibility, with an interest rate of 4.35% p.a. It combines competitive rates with convenient features.

Each of these loans represents a solid choice in Malaysia’s housing loan market, catering to different preferences regarding interest rates, flexibility, and additional features. As a professional in this field, I recommend carefully considering these aspects to choose the best option for your financial situation.


Criteria for Choosing the Best Housing Loan

Interest Rates

Fixed vs. Floating Rates

In choosing a housing loan in Malaysia, understanding the difference between fixed and floating interest rates is crucial. Fixed rates remain the same throughout the loan period, offering predictability in repayments. This is beneficial for budgeting and financial planning. Conversely, floating rates are tied to market indices and can fluctuate, potentially offering lower rates during certain periods but also posing a risk of increased payments. This option suits those comfortable with some level of uncertainty and who can capitalize on market lows.

Comparison of interest rates offered by different banks

A critical aspect of selecting a housing loan is comparing the interest rates different banks offer. Interest rates can vary based on the bank’s policies, market conditions, and the borrower’s credit profile. Some banks might offer lower introductory rates, while others could have better long-term benefits. Researching and comparing these rates is vital to find the most advantageous offer. Understanding how each bank calculates its interest rates and associated fees will provide a clearer picture of the overall cost of the loan.

Loan Tenure

Discuss the ideal loan tenure for first-time homebuyers

The ideal loan tenure for first-time homebuyers in Malaysia typically ranges from 15 to 35 years. A longer tenure reduces the monthly repayment amount, making it more manageable for those just starting their financial journey. However, it’s important to consider that a longer tenure means paying more interest over time. First-time buyers should balance their current financial capacity with their expected future income, choosing a tenure that is both affordable and reduces total interest costs.

Consideration of long-term financial implications

Choosing a loan tenure also involves considering the long-term financial implications. While a shorter tenure implies higher monthly payments, it significantly reduces the total interest paid over the life of the loan and leads to quicker equity building. On the other hand, a longer tenure, despite its lower monthly payments, results in higher total interest costs. Homebuyers should evaluate their long-term financial goals, potential income growth, and other life plans when deciding on the loan tenure to ensure it aligns with their overall financial strategy.

Down Payment

Explain the standard down payment requirements

In Malaysia, the standard down payment for a housing loan is typically 10% of the property’s purchase price. This is a fundamental requirement, serving as the borrower’s initial equity in the property. It’s crucial for first-time homebuyers to plan for this expense in their overall budget. Some properties allow zero down payment or provide discounts on the down payment, which has decreased the financial burden for the first buyer. You may enquirer the agent before purchase.

Discuss any variations among banks

While the standard down payment is 10%, some banks and financial institutions may offer variations, especially for specific buyer categories or under certain loan programs. For example, government-backed loans or special schemes for first-time buyers might allow a lower down payment. Additionally, banks may have different policies based on the borrower’s credit history and financial stability. Exploring various options and understanding each bank’s requirements is advisable to find the most favourable and feasible terms for your financial situation.

Eligibility Criteria

Explore the eligibility requirements for housing loans

Eligibility for housing loans in Malaysia typically hinges on several key factors. Income level is paramount, as it determines your ability to repay the loan. Employment status is also crucial. Stable, long-term employment is favoured. Age plays a role, with most banks requiring borrowers to be within a certain range at loan maturity. Financial commitments, including existing debts and liabilities, are assessed to gauge overall financial health. These criteria ensure that borrowers can comfortably manage their mortgage repayments without overextending their finances.

Discuss how credit scores may impact eligibility

Credit scores significantly influence eligibility for housing loans. A high credit score, indicating a responsible credit history and timely debt payments, enhances eligibility and can lead to more favourable loan terms, including lower interest rates. A low credit score, on the other hand, may limit your loan options and lead to higher interest rates, reflecting the increased risk to lenders. Maintaining a good credit score is essential for prospective borrowers, as it impacts loan approval and the mortgage terms and conditions.


Government Schemes and Incentives for first home buyers

According to my understanding of the property market dynamics, Malaysia offers several government schemes and incentives to aid first-time home buyers.

PR1MA (Perumahan Rakyat 1Malaysia)

PR1MA (Perumahan Rakyat 1Malaysia): This scheme targets middle-income earners, offering affordable homes with subsidized pricing. It’s designed to ease the financial burden for those entering the property market.

My First Home Scheme (Skim Rumah Pertamaku)

My First Home Scheme (Skim Rumah Pertamaku): Tailored for young adults, this scheme provides 100% financing for certain properties, eliminating the need for a down payment. It’s a boon for young professionals starting their homeownership journey.

BSN MyHome (Youth Housing Scheme): Specifically for young buyers, this initiative offers a combination of subsidies and financing options. It includes assistance with down payments and competitive interest rates, making it more manageable for the younger demographic to own a home.

Rent-To-Own (RTO) Schemes: These programs, like the one offered by Maybank, allow buyers to rent a property with the option to purchase it later. This flexibility is ideal for those who are not yet ready for the full commitment of a mortgage.

Home Ownership Campaign (HOC): This campaign offers stamp duty exemptions and other incentives to reduce the initial home purchase costs.

These schemes significantly impact the house loan interest rate in Malaysia and overall affordability, catering to the varied needs of first-time buyers. Understanding and utilizing these incentives can make the dream of homeownership more attainable.


Tips for First-Time Homebuyers 

As a first-time homebuyer in Malaysia, it’s crucial to be well-prepared with the necessary documentation. Here’s a step-by-step guide:

  1. Personal Identification: Provide a copy of your National Registration Identity Card (NRIC) or passport.
  2. Proof of Income: Gather your recent salary slips (usually for the last 3 to 6 months), employment confirmation letter, and EPF (Employees Provident Fund) statements.
  3. Bank Statements: Prepare the last 3 to 6 months of statements to show your financial health and saving habits.
  4. Credit Report: Acquire your CCRIS (Central Credit Reference Information System) and CTOS (Credit Tip-Off Service) reports. This illustrates your credit history and score.
  5. Property Information: If you’ve already chosen a property, include the sale and purchase agreement, booking receipt, and a property valuation report.
  6. Tax Documents: Include your latest tax return or EA form, which summarises your earnings.

Each document plays a vital role in the mortgage application process, influencing the approval and the house loan interest rate you receive in Malaysia. Organize these documents meticulously to ensure a smooth application process.



In my professional experience, securing a housing loan in Malaysia as a first-time buyer is multifaceted. It requires a thorough understanding of loan types, such as full-flexi and semi-flexi, and a keen comparison of various house loan interest rates. Leveraging government schemes can significantly ease the financial pathway to homeownership.

Besides, I have researched, and based on my experiences, the impact of credit scores is essential. Additionally, meticulously preparing the necessary documentation is vital for a smooth loan application process. This comprehensive approach streamlines securing a mortgage loan and aligns it with your financial objectives, ensuring a well-informed and strategic entry into homeownership.

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How much loan I can get according to my salary?

Your monthly housing loan repayment shouldn’t exceed one-third of your gross salary.

How to get a housing loan without a down payment?

Look into government schemes like Skim Rumah Pertamaku, which offer 100% financing.

Can I get a housing loan with a bad credit profile?

It’s challenging but possible. Some lenders offer loans with higher interest rates for bad credit profiles.


MRTA and MLTA are life insurance policies, while MRTT and MLTT are takaful plans, both providing mortgage protection. It is necessary to have MRTA, MLTA, MRTT, and MLTT before applying for a housing loan because banks need protection in case the applicant has an accident or death.

What is Maybank Mydeco plan?

It’s a Maybank home loan package that includes renovation financing.


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