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Best Housing Loan Rates to Secure in June 2026

Finding the best house loan interest rates in Malaysia can be challenging, particularly with the numerous options available.

Critical terms such as home loan, housing loan, and loan tenure are essential for making informed decisions.

This guide will help you navigate the various loan types, their interest rates, and other key factors to consider when searching for your dream home.

In June 2026, several financial institutions in Malaysia offered competitive home loans and other financing options. Here’s a quick overview:

1. Best Housing Loan Rates in June 2026

Bank NameHouse Loan NameInterest / Profit RateFinancing TypeTenureLock-In Period
MBSBProperty Refinancing-i and Remortgage-ifrom 2.75% p.a.Full Term islamic financingUp to YearNone
Hong LeongHousing Guarantee Schemefrom 2.75% p.a.Term loanUp to 35 yearsNone
Maybank IslamicHouzKEYfrom 2.88% p.a.Term Islamic financingUp to 35 years1 Year
Bank IslamBaiti Home Financing-ifrom 3.55% p.a.Term Islamic financingUp to 35 yearsNone
Bank of ChinaHousing Loanfrom 3.88% p.a.Term loanUp to 35 years3 Years
Source: Ringgitplus

These banks offer a range of housing and home loans that cater to different needs, whether you’re looking for a flexible or a term loan.



1. MBSB Property Refinancing-i and Remortgage-i

MBSB Property Refinancing-i and Remortgage-i

MBSB Property Refinancing-i and Remortgage-i are Islamic refinancing and remortgage facilities for homeowners who want to refinance their property or take cash out, using their home as collateral.

It offers a floating profit rate of 2.75% p.a., a financing margin of up to 90%, and no processing fee. The Product Disclosure Sheet also states that the facility is based on Tawarruq, and the monthly installment may change if the SBR/OPR changes.

a. Requirements

RequirementDescription
Minimum Age18 to 65 years old
Who Can ApplyAny nationality
Employment TypeSalaried employees and self-employed applicants are eligible
Financing TypeFull-term Islamic financing
Profit TypeFloating profit rate
Profit RateFrom 2.75% p.a.
Profit Rate CeilingCapped at 11% p.a.
Margin of FinanceUp to 90%
Security RequiredThe property will be used as security for the financing
TenureUp to a year

b. Fees & Charges

Fees & ChargesDescription
Processing FeeNo processing fee
Compensation Charge1% per annum Ta’widh compensation charge will be imposed on the outstanding installment amount
Redemption Letter FeeRM50 per request
Letter for EPF Withdrawal FeeRM50 per request
Credit TakafulRequired from MBSB Bank’s panel Takaful provider or another approved Takaful provider
Additional SecurityTerm Deposit-i may be requested depending on credit assessment

c. Benefits

BenefitDescription
Low Starting Profit RateOffers a starting profit rate from 2.75% p.a., which is one of the lowest among the listed bank loan options
High Financing MarginAllows financing of up to 90%, which can help homeowners access more value from their property
Islamic Financing StructureBased on the Shariah concept of Tawarruq, suitable for borrowers looking for Islamic refinancing
No Processing FeeHelps reduce upfront application cost
Suitable for Refinancing or RemortgageUseful for homeowners who want to restructure their existing property loan or access cash from their property value
Open to More ApplicantsAvailable to any nationality, including salaried employees and self-employed applicants

For more information, please visit the MBSB Bank website.

MBSB Property Refinancing-i and Remortgage-i Product Disclosure Sheet

2. Hong Leong Housing Guarantee Scheme

The Hong Leong Housing Guarantee Scheme is a government-guaranteed home loan under SJKP for eligible first-time Malaysian home buyers, including salaried employees and non-fixed-income earners. It offers financing of up to 100%, with interest rates from 2.75% p.a. and tenure up to 35 years.

The Product Disclosure Sheet states that this facility is calculated on a variable-rate basis, and that the property will be used as security for the bank.

a. Requirements

RequirementDescription
Minimum Age18 years old
Who Can ApplyMalaysians only
Buyer TypeFirst-time home buyers
Employment TypeSalaried employees and self-employed applicants
Income TypeSuitable for fixed-income and non-fixed-income earners, including gig workers, traders, farmers, and fishermen
Property PurposeProperty must be for own occupation
Eligible Property TypeNew, sub-sale, auctioned, completed or under-construction residential properties
Not EligibleLand purchase or construction financing
Loan TypeTerm loan
Interest TypeFloating interest rate
Interest RateFrom 2.75% p.a. for borrowing up to RM500,000
Margin of FinanceSuitable for fixed-income and non-fixed-income earners, including gig workers, traders, farmers and fishermen
Maximum Financing AmountUp to RM500,000, inclusive of MRTA/MRTT, LTHO, solicitor’s fees and valuation fees
TenureUp to 35 years
Credit ConditionTotal monthly loan repayment should not exceed 65% of gross monthly income
Credit RecordCCRIS should not show arrears of more than 2 months within any 12-month period, with no adverse credit record within the last 24 months
Income Documents for Non-Fixed Income EarnersBank statements, business license, fisherman’s registration card, or confirmation letter from authorized bodies such as JKKK, Penghulu, Category A government servants or elected representatives

b. Fees & Charges

Fees & ChargesDescription
Processing FeeWaived, subject to change
Early Settlement FeeNot applicable because there is no lock-in period
Late Payment Fee1% p.a. on the outstanding amount in arrears
Escalating Late ChargesAdditional charges may apply for repeated or prolonged default
Withdrawal FeeNot applicable because this is a term loan
Redemption Letter FeeRM50 per request
Letter for EPF Withdrawal FeeRM20 per request
Insurance or Takaful CoverageRequired for residential properties under houseowner policy or takaful coverage, according to the PDS
Government TaxesAll fees are subject to prevailing government taxes where applicable

c. Benefits

BenefitDescription
Low Starting Interest RateOffers interest rates from 2.75% p.a., making it one of the lowest options in the provided list
Up to 100% FinancingHelps eligible buyers reduce the need for a large upfront deposit
Suitable for Non-Fixed Income EarnersDesigned for applicants who may not have formal payslips, such as gig workers, small traders, farmers and fishermen
Government Guarantee SupportBacked by SJKP, which helps eligible applicants access financing even if they may not qualify through normal loan channels
Long Loan TenureTenure of up to 35 years can help reduce monthly repayment pressure
Two-Generation FinancingAllows a child to join as a borrower to extend the loan tenure, subject to approval
No Lock-In PeriodBorrowers can settle the loan early without early redemption or settlement fee
Financing Can Include Related CostsMRTA/MRTT, LTHO, solicitor’s fees and valuation fees can be included within the RM500,000 financing ceiling
First-Home Buyer FriendlySuitable for Malaysians buying their first home for own stay
Multiple Repayment ChannelsRepayment can be made through standing instruction, HLB Connect, IBG transfer, ATM transfer, deposit machine or branch counter

For more information, please visit the Hong Leong Bank website.

Hong Leong Housing Guarantee Scheme Product Disclosure Sheet

3. Maybank Islamic HouzKEY

Maybank Islamic HouzKEY

Maybank Islamic HouzKEY is an Islamic homeownership solution designed to help Malaysian buyers own a home with a lower upfront cost and greater cash-flow flexibility. It offers up to 100% financing, no down payment, and a profit rate from 2.88% p.a., with a tenure of up to 35 years or until age 70, whichever comes earlier.

The Product Disclosure Sheet states that HouzKEY is based on the Shariah concept of Ijarah Muntahiyah Bi Tamlik, a lease contract that ends with ownership transferred via sale.

a. Requirements

RequirementDescription
Minimum Age18 to 70 years old
Who Can ApplyMalaysian citizens only
Buyer TypeSuitable for first and second home Malaysian buyers
Home Financing LimitApplicant must not have more than one home financing, including HouzKEY, at the point of application
Employment TypeSalaried employees and self-employed applicants
GuarantorsUp to 3 guarantors are allowed
Guarantor RequirementGuarantors must be immediate family members, such as spouse, parents, siblings, or children
Guarantor AgeGuarantors must be between 18 to 70 years old
Financing TypeTerm Islamic financing
Profit TypeFloating profit rate
Profit RateFrom 2.88% p.a.
Eligible Property PriceRM250,000 to RM2,000,000
Margin of FinanceUp to 100%
TenureInitial tenure of 5 years, with flexibility to continue up to another 30 years
Maximum TenureUp to 35 years, or up to age 70, whichever is earlier
Eligible LocationsSelected projects in Kuala Lumpur, Selangor, Johor and Penang
Eligible Property TypeSelected properties from Maybank’s partnering developers, including new launches, under-construction and completed properties

b. Fees & Charges

Fees & ChargesDescription
Processing FeeNo fee
Down PaymentNo down payment required
Security Deposit3 months refundable security deposit is required upon signing the HouzKEY Agreements and SPA
Early Settlement FeeNo fee
Compensation Charge1% p.a. on the outstanding amount
Late Payment Charges1% p.a. on the monthly payment amount in arrears or any other approved amount by BNM
Legal Fees for SPALegal fee based on the Solicitor’s Remuneration Order and disbursement, if not absorbed by the developer
Stamp Duty for SPANominal stamp duty of RM10 per copy, with four copies to be stamped
Legal Fees for Home Financing AgreementLegal fee based on the Solicitor’s Remuneration Order and disbursement
Stamp Duty for Home Financing AgreementBased on Stamp Act requirement for the original copy, with RM10 nominal stamp duty for each duplicate copy
Legal Fees for Deed of TrustRM300
Legal Fees for Power of AttorneyRM300
Legal Fees for Purchase UndertakingRM150
Notice of SettlementRM50
Property Maintenance CostsUtilities, fire takaful, quit rent, assessment fee, maintenance fee and other related property payments are borne by the buyer during the tenure, where applicable
Takaful CoverageFire Takaful is encouraged, while Family Takaful or Life Insurance is optional but recommended

c. Benefits

BenefitDescription
100% FinancingAllows eligible buyers to finance the full property price without a down payment
Lower Upfront CostBuyers only need to prepare a 3-month refundable security deposit, subject to terms and conditions
No Payment During ConstructionBuyers do not need to make payment during the construction period until the key or vacant possession is handed over
Low Starting Profit RateOffers a profit rate from 2.88% p.a., subject to Maybank’s approval and assessment
Flexible TenureStarts with a 5-year initial tenure and can be extended up to another 30 years
Cash Flow FriendlyMonthly payment during the initial tenure is structured as profit payment only, helping reduce monthly payment pressure
Up to 3 Guarantors AllowedApplicants can strengthen their application by including up to 3 immediate family members as guarantors
Suitable for New or Under-Construction HomesAvailable for selected new launches, under-construction and completed properties from participating developers
Option to Continue After Initial TenureBuyers may continue with HouzKEY after the initial tenure without paying a new down payment, subject to the bank’s terms
Option to Buy, Refinance or SellAfter fulfilling the required period, buyers may buy the property, refinance with Maybank Islamic or other banks, or sell the property to settle the outstanding amount

Visit Maybank website for more information

Maybank Islamic HouzKEY Product Disclosure Sheet

4. Bank Islam Baiti Home Financing-i

Bank Islam Baiti Home Financing-i

Bank Islam Baiti Home Financing-i is an Islamic home financing facility for Malaysians who want to buy a residential property, whether under construction or completed.

It is based on the Tawarruq Shariah concept, with a floating effective profit rate of up to 3.55% p.a., a financing margin of up to 90%, no processing fee, and no lock-in period. The Product Disclosure Sheet also states that the financing is for residential property purchase, with the Effective Profit Rate calculated on a variable or floating rate basis

a. Requirements

RequirementDescription
Minimum Annual IncomeRM24,000
Minimum Age18 to 70 years old
Who Can ApplyMalaysians only
Employment RequirementApplicant should be employed or own a business for at least 3 years
Credit RequirementApplicant should not be bankrupt or involved in legal action
Payment Track RecordMinimum 1 year of good payment track record
Financing TypeTerm Islamic financing
Shariah ConceptTawarruq
Profit TypeFloating profit rate
Profit RateFrom 3.80% p.a. for property value above RM300,000
Rate for Property RM300,000 and BelowFrom 4.10% p.a.
Margin of FinanceUp to 90%
TenureUp to 35 years
Approval TimeAround 30 days, subject to Bank Islam’s approval
Eligible PropertyResidential property, including under-construction or completed property
CollateralThe financed property will be used as collateral
GuarantorMay be required on a case-by-case basis, depending on credit assessment
Required TakafulMRTT or MLTT is compulsory
Optional TakafulHouseowner or Householder Takaful Plan, if applicable

b: Fees & Charges

Fees & ChargesDescription
Processing FeeWaived
Early Settlement FeeNo lock-in period. Bank Islam shall grant Ibra’ on deferred profit after full settlement
Compensation Charge1% p.a. on overdue installments before maturity until full payment
Charge After MaturityBased on the prevailing daily overnight Islamic Interbank Money Market Rate on the outstanding balance
Redemption Letter FeeRM50 per request
Letter for EPF Withdrawal FeeRM20 per request for manual application, RM10 per request for online application
Stamp DutyBased on Stamp Duty Act 1949
Disbursement FeeIncludes registration of charge and other related charges
Valuation FeeApplicable for completed property or own construction by appointed contractor
Wakalah FeeRM25 for Appointment of the Bank as Purchase Agent and RM25 for Appointment of the Bank as Sales Agent
Legal FeesLegal fees and incidental expenses related to security documentation
Custodian FeeRM80 annually for safekeeping of security documents after the facility is fully settled
Copy of Security DocumentsRM50 per request
Cancellation FeeCustomer must pay costs incurred by the bank for preparation and registration of security documents, if the facility is canceled
Takaful ContributionBased on the contribution amount required by the Takaful operator
MRTT or MLTTCompulsory coverage for the financing facility
Houseowner or Householder TakafulApplicable if required

c. Benefits

BenefitDescription
Competitive Profit RateOffers a profit rate from 3.80% p.a. for property value above RM300,000
High Financing MarginAllows financing of up to 90% of the property value
Long Financing TenureTenure of up to 35 years can help make monthly installments more manageable
No Processing FeeReduces upfront application cost for borrowers
No Lock-In PeriodBorrowers can settle the financing early without being tied to a lock-in period
No Early Settlement PenaltyBank Islam grants Ibra’ on deferred profit after full settlement
Islamic Financing StructureSuitable for buyers looking for Shariah-compliant home financing based on Tawarruq
Suitable for New and Completed HomesCan be used for residential properties that are under construction or already completed
Step Up Payment SchemeAvailable for eligible first-time home buyers, allowing them to pay only the profit portion during the Step Up period
Profit Rate ProtectionThe Bank’s Sale Price is based on the Ceiling Profit Rate, while the Effective Profit Rate is floating
Takaful ProtectionMRTT or MLTT helps protect the borrower and family in the event of death or total permanent disability

You may visit the Bank Islam website for more information.

Bank Islam Baiti Home Financing-i Product Disclosure Sheet

5. Bank of China Housing Loan

Bank of China Housing Loan is a conventional term loan for buyers who want to finance a completed or under-construction residential property in Malaysia, or refinance an existing housing loan. It offers a floating interest rate from 3.88% p.a., with financing margin of up to 90% and tenure of up to 35 years.

The Product Disclosure Sheet states that the Housing Loan is a secured loan, and the residential property will be used as security to the bank.

a. Requirements

RequirementDescription
Minimum Annual IncomeRM60,000
Minimum Monthly IncomeRM5,000
Minimum Age18 to 70 years old
Who Can ApplyMalaysians, permanent residents and foreigners working in Malaysia
Foreigner RequirementForeigners must have valid passport, visa, work permit or employment pass
Employment TypeSalaried employees and self-employed applicants
Loan TypeTerm loan
Interest TypeFloating interest rate
Interest RateFrom 3.88% p.a.
Loan AmountMinimum loan amount from RM300,000
Eligible Borrowing RangeMore than RM300,000
Margin of FinanceUp to 90% of the SPA price or market value
TenureUp to 35 years
Lock-In Period3 years
Eligible PropertyResidential property, including completed or under-construction property
Refinancing OptionCan be used to refinance an existing housing loan
Security RequiredThe residential property will be used as security for the loan

b. Fees & Charges

Fees & ChargesDescription
Processing FeeNo processing fee
Stamp DutyPayable according to the Stamp Act 1949
Late Payment Fee1% p.a. on the amount in arrears, causing the total outstanding amount to increase
Early Settlement Fee2.25% on the prepayment amount if prepayment or full settlement is made within the first 3 years from the first loan release date
Setup FeeOne-time setup fee may apply: RM50 for loan up to RM30,000, RM100 for RM30,001 to RM100,000, and RM200 for RM100,000 and above
Monthly Maintenance FeeRM10 per month applies only to Flexi Housing Loan or Flexi Term Loan
Fire InsuranceMandatory. The property must be adequately insured against risk for its full value or replacement cost, whichever is higher
Houseowner InsuranceOptional
MRTAOptional but encouraged
MLTAOptional but encouraged
Legal or Insurer ChoiceBorrower may use the bank’s panel lawyers or insurers, or appoint their own lawyer or insurer

c. Benefits

BenefitDescription
Competitive Interest RateOffers interest rate from 3.88% p.a., subject to Bank of China’s approval
Long Loan TenureTenure of up to 35 years can help make monthly instalments more manageable
High Financing MarginFinancing margin of up to 90% helps buyers reduce upfront capital needed
Suitable for Purchase or RefinancingCan be used to finance residential property purchase or refinance an existing housing loan
Available for Under-Construction PropertyBuyers can use this loan for completed or under-construction residential properties
Open to More Applicant GroupsAvailable to Malaysians, permanent residents and foreigners working in Malaysia
No Processing FeeHelps reduce the initial cost of applying for the housing loan
Optional MRTA or MLTABorrowers are encouraged to take MRTA or MLTA for protection in the event of death or total permanent disability
Flexi Option AvailableThe PDS mentions Flexi Housing Loan options, which allow deposit and withdrawal flexibility with interest savings through a linked current account
Choice of Lawyers or InsurersBorrowers can choose the bank’s panel lawyers or insurers, or appoint their own, subject to bank requirements

Visit Bank of China for more information

Bank of China Housing Loan Product Disclosure Sheet

2. Understanding the Effective Lending Rate (ELR)

What is Effective Lending Rate (ELR)?
Source: Bank Negara Malaysia

The Effective Lending Rate (ELR) is a critical component when evaluating home loans. It represents the total cost of borrowing, expressed as an annual percentage rate. The ELR includes the reference rate and the spread, which collectively impact your monthly repayments.

  • Reference Rate: The base rate, such as the Standardised Base Rate (SBR), is influenced by Bank Negara Malaysia’s policies.
  • Spread: Additional charges include credit and liquidity risk premiums, operating costs, and the bank’s profit margin.

The ELR is crucial because it affects the total repayment amount and helps borrowers effectively compare different loan products.

What is the Reference Rate?

What is Reference Rate 2
Source: Bank Negara Malaysia

The reference rate is a benchmark interest rate used by Malaysian banks to determine changes in borrowers’ repayments on floating-rate loans over the loan tenure.

This rate can vary across institutions, but it serves as a foundation for setting the lending rate.

Is the Reference Rate Equal to the Standardised Base Rate (SBR)?

No, the reference rate differs from the Standardised Base Rate (SBR). The SBR is a specific reference rate that standardizes the base rate across all banks.

Introduced on 1 August 2022, the SBR is directly linked to the Overnight Policy Rate (OPR) set by Bank Negara Malaysia.

This standardization aims to simplify comparing loan rates across banks.

Is the Reference Rate Equal to the Overnight Policy Rate (OPR)?

The reference rate may include the OPR, especially when the SBR is used.

The OPR is the interest rate at which banks lend to each other overnight and is set by the central bank.

Changes in the OPR directly affect the SBR and the reference rate used for loans.

What is Spread?

The spread is an additional percentage added to the reference rate to arrive at the ELR. It covers various costs and risks incurred by the bank, including:

  • Credit Risk Premium: Compensation for the risk that a borrower might default.
  • Liquidity Risk Premium: Compensation for the risk associated with the bank’s liquidity.
  • Operating Costs: The day-to-day expenses of running the bank.
  • Profit Margin: The bank’s earnings from the loan.

The spread is generally fixed for the duration of the loan unless there is a significant change in the borrower’s credit risk profile.

3. Understanding House Loan Interest Rates

Understanding House Loan Interest Rates

Understanding the mechanics of interest rates and their impact on repayments is essential for making informed decisions about Malaysian home loans.

What are House Loan Interest Rates?

House loan interest rates are the percentage of the loan principal that banks charge.

These rates determine the cost of borrowing and are influenced by various factors, including the central bank’s policies and the individual bank’s cost structures.

How to Calculate House Loan Interest Rate?

How to Calculate House Loan Interest Rate
Source: Bank Negara Malaysia

Calculating your home loan interest rate is crucial for understanding the total amount you will pay over time.

Use a home loan calculator to determine your monthly instalments and total repayment. Here’s an example:

Example Calculation:

  • Bank’s Base Rate (BR): 2.00%
  • Spread: 1.50%
  • ELR: BR + Spread = 2.00% + 1.50% = 3.50%

For a loan of RM300,000 over 30 years, the monthly instalment would include interest and principal repayments. Understanding these calculations can help you save money and manage your loan tenure effectively:

  • Annual Interest Amount: RM300,000 x 3.50% = RM10,500
  • Monthly Interest Amount: RM10,500 / 12 = RM875

Thus, the monthly repayment would include RM875 in interest plus the principal repayment.

What Can Affect Your House Loan Interest Rate?

What Can Affect Your House Loan Interest Rates

Several factors can influence your house loan interest rate, including:

  • Central Bank Policies: Changes to Bank Negara Malaysia’s Overnight Policy Rate (OPR) can directly affect interest rates.
  • Economic Conditions: Inflation and economic stability can influence interest rates.
  • Borrower’s Credit Score: Higher credit scores often result in lower interest rates.
  • Loan Tenure: Longer loan tenures can sometimes attract higher interest rates.

4. How Should You Compare Lending Rates Across Banks as Borrowers?

How Should You Compare Lending Rates Across Banks as Borrowers

Comparing lending rates across banks involves more than just looking at the ELR. Consider the following steps:

  • Review the ELR and Spread: Compare the total borrowing cost.
  • Understand Additional Fees: Be aware of any extra fees that might apply.
  • Read the Product Disclosure Sheet (PDS): This document provides crucial details about the loan.

5. How to Plan and Compare Your House Loan Interest Rates?

How to Plan and Compare Your House Loan Interest Rates

When planning a home loan, consider the property’s value, the loan amount, and the loan tenure.

Use a loan calculator to estimate your monthly instalments and ensure you understand all associated fees.

Planning and comparing Malaysia house loan interest rates requires a strategic approach:

  1. Research Different Lenders: Identify potential lenders and their offerings.
  2. Interest Rates: Compare the interest rates offered by different banks.
  3. Additional Features: Evaluate foreclosure charges and other loan features. Some loans include extra funds withdrawal or linked current accounts for easier management.
  4. Read Reviews: Learn from the experiences of other borrowers.
  5. Seek Professional Advice: Consult with financial advisors if needed.
  6. Maximum Loan Tenure: Most banks offer up to 35 years.
  7. Prepayment Options: Check if the bank allows for additional payments without penalties.
  8. Insurance Requirements: Most housing loans require Mortgage Reducing Term Assurance (MRTA) or other types of insurance.
  9. Flexibility: Compare loans that offer flexible repayment options, like a flexi loan or semi-flexi loan (make sure to understand the terms and conditions).

Critical Terms in Home Financing

Understanding key terms related to home financing is crucial for navigating the market:

  • Outstanding Principal Balance: The remaining amount you owe on your loan, excluding interest.
  • Home Loan Balance: The total amount left to pay on your home loan.
  • Basic Term Loan: A standard loan with fixed interest rates and repayment terms.
  • Loan Period: The total time over which you will repay the loan.
  • Mortgage Reducing Term Assurance: Insurance that decreases as your loan balance decreases.
Best House Loan Interest Rate in Malaysia

Choosing the right home loan in Malaysia requires careful consideration of several factors, including interest rates, loan tenure, and associated fees.

By understanding the options available and using tools like a home loan calculator, you can make a more informed decision that aligns with your financial goals and helps you secure your dream home.

Version: CN, BM


Are you looking for a dream house after getting the best house loan interest rates? We can assist you! Please send us your details, and we will contact you shortly.





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Continue Reading:

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  2. Malaysia vs Singapore Property: Why Investors Still Choose KL?
  3. Where Should You Retire in Malaysia? Best Affordable, Quiet and Safe Homes to Consider

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