“According to Bank Negara Malaysia, the benchmark price for an affordable home in Malaysia is around RM282,000 based on average household income.”
Amelia is 30, works in digital marketing in Kota Damansara, and has been renting for years.
With living costs rising and property prices creeping up, she keeps asking the same question as many Malaysians:
Is there any realistic way I can own a home without drowning in debt?
The good news is, yes, but only if you know how to use the right government schemes and financing programmes that are still active and relevant in 2026.
This guide puts everything in one place, in simple language, so you do not have to open 10 different websites.
2026 snapshot – what has changed?
Compared to 2024 and 2025, a few big things have shifted:
- New focus on affordable units under RM300k – RM400k through Program Residensi Rakyat (PRR), PPR and Rumah Mesra Rakyat (RMR), with hundreds of new projects funded under Budget 2025 and Budget 2026.
- Stronger financing support for buyers without payslips through Skim Jaminan Kredit Perumahan (SJKP) and the i-Biaya umbrella, especially for gig workers, self employed and B40 M40 families.
- Stamp duty waivers for first home buyers are extended until 2027, which reduces upfront cost for homes up to RM1 million.
- Under the 13th Malaysia Plan (2026 to 2035), the government targets one million affordable homes, with hundreds of thousands already completed or under construction by 2025.
In short, there is more help than ever, but the schemes are confusing. So let us break them down properly.
How to use this guide
This list focuses on nationwide programmes plus a few important state or city schemes that most buyers actually ask about.
Quick overview:
| Programme | Best for | Typical price range* |
|---|---|---|
| PR1MA Homes & RTO | M40, some B40, own stay | ± RM100k – RM400k (iMoney) |
| Residensi Wilayah & Residensi MADANI | KL & Federal Territories residents | ± RM63k – RM300k+ (residensiwilayah.jwp.gov.my) |
| PPR & PRR | B40 renters who want low cost homes | ± RM30k – RM42k sale, RM124 rent (kpkt.gov.my) |
| Rumah Mesra Rakyat (RMR SPNB) | Lower income with own land | From ± RM75k after subsidy (spnb.com.my) |
| Skim Rumah Pertamaku (SRP) | First home buyers needing up to 100–110% financing | Homes up to RM500k (PropertyGuru Malaysia) |
| Skim Jaminan Kredit Perumahan (SJKP) | Buyers without payslips or fixed income | Homes up to RM500k (PEPS Ventures Learning Resources) |
| BSN MyHome / MyHome i (linked to SJKP) | BSN customers who want 100% type financing | RM100k – RM500k typical (BSN Malaysia) |
| Rumah Selangorku | Selangor residents | ± RM42k – RM250k (iMoney) |
| E-Perumahan DBKL | Low to medium income families in KL | Low and medium low cost units (IQI Global) |
| PPAM (Perumahan Penjawat Awam Malaysia) | Government servants nationwide | ± RM90k – RM300k (iMoney) |
*Price ranges are indicative and can vary by location and project. Always confirm on the official portal or with the bank before you decide.
1. PR1MA Homes and PR1MA Rent-To-Own (RTO)
What it offers
PR1MA is one of the best known federal affordable housing programmes. It provides apartments and landed homes at below market price, mainly for middle income Malaysians (M40) with some coverage for upper B40.
In recent years PR1MA also focuses on Rent-To-Own (RTO) in collaboration with i-Biaya, where you rent first, then buy later at a pre agreed price after a fixed period.
Who is it for
- Malaysian citizen, age 21 and above
- Single or married
- Individual or combined household income roughly RM2,500 to RM15,000
- First or second home only
Property type and price
- Apartments and landed homes, often in growing townships
- Commonly RM100k to RM400k, sometimes slightly higher for larger units in good locations
Why buyers like it
- Prices lower than similar private projects nearby
- Some projects near public transport and mature townships
- Ability to combine with SJKP or SRP financing under i-Biaya for higher margin of finance
Things to watch out for
- 10 year moratorium on sub sale in many projects, so it really suits own stay buyers, not short term flippers
- Popular projects can be oversubscribed, balloting is competitive
Where to check
- Official PR1MA portal for latest projects, pricing and campaigns
2. Residensi Wilayah & Residensi MADANI (Federal Territories)
Previously known as RUMAWIP, this programme has been rebranded as Residensi Wilayah and complemented by Residensi MADANI. Both focus on Federal Territories (Kuala Lumpur, Putrajaya and Labuan).
What it offers
- Stratified apartments, usually with 3 bedrooms and 2 bathrooms
- Built ups around 800 square feet and above
- Units are priced below market, targeted at residents and workers in Federal Territories
Who is it for
General Residensi Wilayah criteria:
- Malaysian citizen
- Age 21 and above
- Born, living or working in Federal Territories
- Household income not more than RM10,000 (single) or RM15,000 (married)
- Usually must not own more than one property in KL
Residensi MADANI targets similar income groups but may have slightly different income limits and age floor at 18 years, check the official site for each project.
Property price
- Older RUMAWIP units used to start from around RM63k, up to RM300k
- Newer Residensi Wilayah projects in prime areas can be higher but still below surrounding market price
Pros
- Good for own stay buyers who work in KL, but cannot afford normal condo prices
- Locations often close to LRT MRT or established neighbourhoods
Cons
- Usually must be owner occupied, renting out is restricted for a number of years
- Strong competition for popular projects, you may need to try several rounds
3. Program Perumahan Rakyat (PPR) & Program Residensi Rakyat (PRR)
These are the core low cost programmes under KPKT for B40 families.
What they offer
- PPR has two main formats:
- PPR Disewa – rent a flat at a highly subsidised rate
- PPR Dimiliki – buy the unit at a controlled low price
- PRR is a newer programme that upgrades the concept with better design and facilities while keeping prices low
Typical features of PPR units:
- Around 700 sq ft, 3 bedrooms, 2 bathrooms, living and kitchen
- Flats usually 5 to 25 storeys in urban areas, or landed terraces in some semi urban locations
Price and rental
- PPR sale units often around RM30k – RM42k depending on region
- PPR rental around RM124 per month (excluding maintenance)
Who is it for
- B40 households in squatter areas or overcrowded housing
- Low income families usually earning below RM1,500 – RM2,500 monthly, criteria differ by state and project
Pros
- One of the cheapest paths to home ownership in Malaysia
- Ideal for families who simply want a safe, basic home
Cons
- Strict eligibility and priority selection
- Locations can be far from your workplace or less connected
- Facilities and maintenance standards can vary
4. Rumah Mesra Rakyat (RMR) by SPNB
RMR is ideal for families who have land but no proper house, especially in semi urban or rural areas.
What it offers
- A single storey detached house (typically 3 rooms, 2 bathrooms) built on your own or family land
- SPNB manages the design and construction
- Government subsidises part of the construction cost, reducing your loan amount
Who is it for
Typical criteria:
- Malaysian citizen, usually 18 years and above
- Household income around RM750 to RM5,000
- Do not own a house, or current house is dilapidated
- Own suitable land, free from heavy encumbrances
- Land size commonly 3,000 sq ft or more
Price
- House cost roughly from RM75,000 upward, with government subsidy around RM20,000 in many batches
- You repay the balance through long term instalments
Pros
- Lets rural and small town families upgrade from wooden or unsafe homes into proper brick houses
- Monthly instalments usually comparable to renting a basic house
Cons
- You must already have land or access to land
- Approval depends on budget allocations and yearly quotas
5. Skim Rumah Pertamaku (SRP) under i-Biaya
SRP, also called My First Home Scheme, is a financing programme that helps first time buyers get up to 100 percent or 110 percent financing, so you do not need a big 10 percent deposit.
What it offers
- Up to 100 – 110 percent home loan from participating banks
- Can cover property price plus entry costs like legal fees and insurance, subject to bank policy
- Works with both completed and under construction homes, including some affordable housing projects
Who is it for
General criteria:
- Malaysian citizen
- First home buyer
- Salaried or self employed
- Individual or joint application
- Combined gross monthly income generally up to RM5,000 (individual) or RM10,000 (joint)
- Property price usually up to RM500,000
Pros
- Main benefit is no need for 10 percent downpayment
- Good for young families with stable income but low savings
Cons
- Higher loan amount means higher monthly instalment and interest over time
- You still need to pass the bank’s credit scoring and debt service ratio
6. Skim Jaminan Kredit Perumahan (SJKP)
SJKP is a government guarantee scheme that makes it easier for people without regular payslips to get a home loan, for example gig workers, small business owners and self employed.
What it offers
- A government guarantee that covers part of your housing loan
- Financing up to RM500,000 with tenure up to 35 years, sometimes with two generation loans allowed
- Supports several banks and Islamic financial institutions
Who is it for
From MOF and SJKP guidelines:
- Malaysian citizen, 18 years and above
- First residential home to live in, new or subsale or auction
- For both fixed income and non fixed income earners (including self employed, gig work, small business)
- Main applicant income ceiling typically around RM11,000 per month
- No serious negative CCRIS or CTOS record
Pros
- One of the most important schemes in 2026 for Malaysians who cannot show formal payslips
- Can be combined with PR1MA units or other affordable projects
Cons
- Not automatic approval, the bank still checks your cash flow and commitments
- Some banks may ask for extra documents, such as bank statements or business proofs
7. BSN MyHome and MyHome-i (linked to SJKP)
Bank Simpanan Nasional (BSN) offers several MyHome and MyHome-i packages, some of which are linked to SJKP and target first time or lower income buyers, including those under Program Perumahan Rakyat.
What they offer
- BSN MyHome (Hartanah Kediaman) and MyHome-i (Islamic) for residential properties
- Financing margin up to about 95 – 100 percent plus possible coverage for MRTA MRTT and legal fees, subject to package
- Special versions for PPR buyers and SJKP MADANI linked financing for irregular income earners
Who is it for
- Malaysian citizen, age 21 and above, not exceeding 70 at end of tenure\
- Regular or irregular income earners, depending on scheme
- Some packages are specific for first home, others allow refinancing
Pros
- BSN is one of the main partner banks for government housing schemes
- You can sometimes get up to 100 percent style financing plus support from SJKP or SRP
Cons
- Terms differ by package, you really need to speak to BSN or an agent who understands the details
- Youth only schemes have changed over the years, so do not rely on outdated info from 2016–2020 articles
8. Rumah Selangorku (State Affordable Housing)
If you work or live in Selangor, Rumah Selangorku is still one of the most important state programmes.
What it offers
- Several categories of low and medium cost apartments and houses
- Different unit types and sizes, usually priced between RM42,000 and RM250,000 for eligible categories
Who is it for
Common criteria:
- Malaysian citizens who are residents or workers in Selangor
- Household income typically RM3,000 – RM10,000, depending on house category
- Must not already own property in Selangor
- Selection often based on a merit system, and cancellations can get you blacklisted for a period
Pros
- Very attractive for young families working in Klang Valley but priced out of normal market projects
- Many projects are in growing townships
Cons
- Restrictions on resale and renting out for the first few years
- Application can be competitive and waiting time may be long
9. E-Perumahan DBKL (Public Housing under DBKL)
E-Perumahan DBKL covers public housing managed by Kuala Lumpur City Hall, including both rental and ownership options for low and medium low income households in KL.
What it offers
- Public housing flats with 1 to 3 bedroom layouts
- Rental units for very low income families
- Options to purchase selected units later at controlled prices
- Some medium low cost projects in areas like Gombak 2, Seri Tioman and others
Who is it for
From DBKL information:
- Malaysian citizens who live or work in Kuala Lumpur
- Priority for low income married couples
- For low cost homes, household income ceiling often around RM3,000
- For medium low cost homes, income ceiling around RM4,000
Pros
- Good stepping stone if you want to stay within city limits but cannot afford private housing
- Option to convert from tenant to owner in some projects
Cons
- Unit sizes are basic, usually smaller than many newer condos
- Supply is limited compared to demand, and location choices may not suit everyone
10. Perumahan Penjawat Awam Malaysia (PPAM)
If you are a civil servant, PPAM is a key affordable housing option that many people still overlook.
What it offers
- Apartments or landed homes at below market prices, often with decent sizes and facilities
- Prices typically around RM90,000 to RM300,000 depending on project and location
Who is it for
- Malaysian citizens who are federal or state civil servants, local authority staff or employees of statutory bodies
- Monthly income usually below RM10,000, with some flexibility depending on project
Pros
- Tailored for government staff who want to own a home near their posting
- Usually more comfortable than typical low cost housing
Cons
- Only for civil servants, not the general public
- Project locations may be limited, depending on where you are posted
Other schemes and incentives you should not ignore
Even if you do not qualify for the schemes above, 2025 and 2026 still offer strong support for first time buyers:
- Stamp duty exemptions (i-Miliki and related incentives)
- 100 percent exemption on MOT and loan agreements for first homes up to RM500,000
- 75 percent exemption for homes RM500,001 to RM1 million
- Extended until end 2027 under Budget 2026
- Personal income tax relief on housing loan interest
- Relief up to RM7,000 per year for homes priced RM500,000 and below, RM5,000 for homes between RM500,001 and RM750,000, from YA 2025 to 2027
- State affordable housing
- Many states, such as Johor, Penang and Perak, run their own Rumah Mampu Milik programmes with specific rules on residency and income.
So which scheme should you apply for?
If you think like a normal Malaysian buyer in 2026, these are the usual paths:
- Fresh grad or young couple in Klang Valley, no savings for deposit
Look at PR1MA, Residensi Wilayah, and SRP or SJKP financing. - Gig worker or business owner without payslip
Focus on SJKP-backed loans and banks like BSN MyHome-i (SJKP MADANI). - Family with own kampung land but old wooden house
Consider Rumah Mesra Rakyat (RMR) by SPNB. - Civil servant
Shortlist PPAM first, then combine with SRP or SJKP if needed. - Very low income family renting in city
PPR Disewa or PPR Dimiliki are still the main starting points.
Final check before you apply
Before you submit any application in 2026, do two things:
- Confirm the latest criteria on the official portal
Rules like income ceiling, age limit and property price cap can change slightly every year or every budget cycle. - Talk to a professional real estate negotiator or mortgage advisor
Many buyers actually qualify for more than one scheme. Choosing the right combination of property type, location and financing is what really determines whether you can hold the property comfortably for 10 to 20 years.
If you want someone to help you compare these programmes based on your income, debts and target area, you can always speak to an IQI agent. They can:
- Check your loan eligibility with different banks
- Match you with PR1MA, Residensi Wilayah, PPAM or private projects that fit your budget
- Guide you step by step from booking until key collection
Owning a home in Malaysia is still possible in 2026. The key is not to chase every scheme, but to pick one or two programmes that truly match your income, lifestyle and long term plan.
Too many to choose from in finding the home of your dreams? Seek us out to assist you in the perfect affordable housing meant just for you.
Our professional team will help you make the right choice, so leave your details below, and we will contact you soon!
Continue reading:
