Compare Home Loans / Mortgages in Malaysia

Compare the total cost over the initial fixed period including all fees, not just the headline rate — a lower rate with high arrangement fees often costs more over two years.

Compare the top 20 Malaysian home loans / mortgages providers, with rates from 1.50% initial. Data current as of 23 October 2026 and updated daily from the Giraffy database.

Live offers

20 live offers compared from 20 providers, from 1.50% initial. Updated daily.

Standard Chartered MY Mtg Mortgage Standard Chartered MY Mtg

1.50% initial

  • Interest Rate: OPR+1.50%
  • Rate Type: Tracker rate
  • Max LTV: 90%
  • Max Term: 30 years

UOB Malaysia Mortgage Mortgage UOB Malaysia Mortgage

1.50% initial

  • Interest Rate: OPR+1.50%
  • Rate Type: Tracker rate
  • Max LTV: 90%
  • Max Term: 25 years

Hong Leong Home Loan Mortgage Hong Leong Home Loan

1.50% initial

  • Interest Rate: OPR+1.50%
  • Rate Type: Tracker rate
  • Max LTV: 90%
  • Max Term: 25 years

CIMB Home Financing-i CIMB Malaysia

2% initial

  • Interest Rate: BLR-2.00% (effective ~4.15%)
  • Max LTV: Up to 90%
  • Rate Type: Islamic (BBA/Flexi)
  • Max Term: Up to 35 years

RHB Flexi Mortgage RHB Bank

2% initial

  • Interest Rate: BLR-2.00% (effective ~4.15%)
  • Max LTV: Up to 90%
  • Rate Type: Flexi / Islamic option
  • Max Term: Up to 35 years

HLB Flexi Mortgage Hong Leong Bank

2% initial

  • Interest Rate: BLR-2.00% (effective ~4.15%)
  • Max LTV: Up to 90%
  • Rate Type: Flexi
  • Max Term: Up to 35 years

Maybank Flexi Mortgage Maybank

2.05% initial

  • Interest Rate: BLR-2.05% (effective ~4.10%)
  • Max LTV: Up to 90%
  • Rate Type: Flexi (with offset)
  • Max Term: Up to 35 years

Public Bank Mortgage Public Bank

2.05% initial

  • Interest Rate: BLR-2.05% (effective ~4.10%)
  • Max LTV: Up to 90%
  • Rate Type: Conventional
  • Max Term: Up to 35 years

AmBank Islamic Mortgage Mortgage AmBank Islamic Mortgage

2.10% initial

  • Interest Rate: BLR-2.10%
  • Rate Type: Full-term fixed
  • Max LTV: 85%
  • Max Term: 30 years

OCBC Malaysia Mortgage Mortgage OCBC Malaysia Mortgage

2.10% initial

  • Interest Rate: BLR-2.10%
  • Rate Type: Full-term fixed
  • Max LTV: 85%
  • Max Term: 25 years

Public Bank Mortgage Mortgage Public Bank Mortgage

2.10% initial

  • Interest Rate: BLR-2.10%
  • Rate Type: Full-term fixed
  • Max LTV: 85%
  • Max Term: 30 years

Maybank Home Loan Mortgage Maybank Home Loan

4.25% initial

  • Interest Rate: 4.25%
  • Rate Type: Fixed 3yr then variable
  • Max LTV: 60%
  • Max Term: 25 years

AmBank Mortgage Mortgage AmBank Mortgage

4.25% initial

  • Interest Rate: 4.25%
  • Rate Type: Fixed 3yr then variable
  • Max LTV: 60%
  • Max Term: 30 years

HSBC Malaysia Mortgage Mortgage HSBC Malaysia Mortgage

4.25% initial

  • Interest Rate: 4.25%
  • Rate Type: Fixed 3yr then variable
  • Max LTV: 60%
  • Max Term: 25 years

Alliance Bank Mortgage Mortgage Alliance Bank Mortgage

4.35% initial

  • Interest Rate: 4.35%
  • Rate Type: Variable (floating)
  • Max LTV: 70%
  • Max Term: 25 years

CIMB Home Financing Mortgage CIMB Home Financing

4.35% initial

  • Interest Rate: 4.35%
  • Rate Type: Variable (floating)
  • Max LTV: 70%
  • Max Term: 30 years

Affin Bank Mortgage Mortgage Affin Bank Mortgage

4.35% initial

  • Interest Rate: 4.35%
  • Rate Type: Variable (floating)
  • Max LTV: 70%
  • Max Term: 30 years

RHB Bank Mortgage Mortgage RHB Bank Mortgage

4.45% initial

  • Interest Rate: 4.45%
  • Rate Type: Fixed 5yr then variable
  • Max LTV: 80%
  • Max Term: 25 years

Bank Muamalat Mortgage Mortgage Bank Muamalat Mortgage

4.45% initial

  • Interest Rate: 4.45%
  • Rate Type: Fixed 5yr then variable
  • Max LTV: 80%
  • Max Term: 25 years

Bank Islam Home Financing Mortgage Bank Islam Home Financing

4.45% initial

  • Interest Rate: 4.45%
  • Rate Type: Fixed 5yr then variable
  • Max LTV: 80%
  • Max Term: 30 years

What are Home Loans in Malaysia?

A home loan or mortgage (pinjaman perumahan) finances the purchase of a house, apartment or land, secured against the property itself. Malaysian mortgages are typically long-term commitments of up to 35 years and come in both conventional and Islamic (Shariah-compliant) forms. Buyers can choose a term loan with fixed instalments, a flexi loan that lets you offset savings against the outstanding balance, or a semi-flexi hybrid that balances flexibility with lower fees.

How the Malaysian market works

Most Malaysian home loans are variable-rate, priced as a spread against each bank's Standardised Base Rate (SBR), which moves with Bank Negara Malaysia's Overnight Policy Rate (OPR). Advertised rates commonly sit in a range from around 3.8% to 4.45% for effective lending rates, though promotional and staff rates can dip lower, and some structured or subsidised products advertise headline figures as low as 1.5%. Margins of finance often reach 90% for a first or second property, and government schemes support first-time buyers.

Benefits

Flexi and semi-flexi options — Parking extra cash in a linked account reduces the interest you pay and can be withdrawn when needed.

Islamic financing — Shariah-compliant home financing uses structures such as Musharakah Mutanaqisah instead of conventional interest.

Long tenures — Terms up to 35 years, or age 70, keep monthly instalments manageable.

First-home support — Schemes like Skim Rumah Pertamaku and stamp-duty exemptions ease entry for new buyers.

How to choose

Look beyond the headline rate to the effective lending rate, the lock-in period (often up to five years with an early-settlement penalty), and whether the loan is full-flexi, semi-flexi or a basic term loan. Factor in Mortgage Reducing Term Assurance or Takaful, legal and valuation fees, and the margin of finance you qualify for. Your debt service ratio, credit record with CTOS and CCRIS, and property type all affect approval and pricing.

Leading providers in Malaysia

Maybank and CIMB are the largest mortgage lenders, competing on flexi products and package rates. Public Bank is known for consistent approval and competitive pricing, while RHB Bank, Hong Leong Bank and Alliance Bank Mortgage each offer distinctive flexi and semi-flexi structures. Standard Chartered Malaysia's MortgageOne is a well-known full-flexi product that offsets your current-account balance against the loan. Islamic financing is available across all these banks.

What it costs

Effective rates typically range from roughly 3.8% to 4.45%, with promotional or subsidised products advertised lower. Beyond interest, budget for the loan agreement stamp duty, legal fees, a valuation fee, and Mortgage Reducing Term Assurance or Takaful. First-time buyers may benefit from stamp-duty exemptions on the memorandum of transfer and loan agreement under prevailing Budget measures. Early full settlement within the lock-in period usually triggers a penalty of a few percent of the loan amount.

Protections and regulation

Mortgage lenders are licensed and supervised by Bank Negara Malaysia (BNM), which sets responsible-lending guidelines and the Standardised Base Rate framework. Islamic financing is additionally overseen for Shariah compliance. Borrowers are protected by mandatory product disclosure sheets, and disputes can be escalated to the Ombudsman for Financial Services (OFS). Credit assessment draws on CCRIS (BNM) and CTOS records.

Common questions

What is a flexi loan? A flexi home loan links to a current account so any extra money you park there immediately reduces the interest charged, and you can withdraw it anytime.

How much deposit do I need? Typically 10% of the property price, as most banks finance up to a 90% margin for a first or second home.

Can I switch or refinance later? Yes, but check for a lock-in penalty; refinancing can lower your rate or unlock equity once the lock-in period has passed.

Mortgages in Malaysia — FAQ

What home loan rate can I get in Malaysia right now?

Giraffy tracks 20 home loan products across 20 lenders in Malaysia. Use the sort and filter controls to compare fixed versus variable rates and initial deal lengths.

What is the difference between a fixed-rate and a variable-rate home loan?

A fixed-rate home loan locks your interest rate for a set period — typically 2, 5, or 10 years — giving payment certainty. A variable rate moves with the central bank benchmark rate set by Bank Negara Malaysia (BNM). Fixed rates suit those who want stability; variable suits those who expect rates to fall.

How much can I borrow with a home loan?

Most lenders apply an income multiple — typically 4–5× your gross annual income for a conventional home loan. Affordability assessments also factor in outgoings, existing debts, and the property's loan-to-value (LTV) ratio. A home loan adviser or broker can run a full affordability assessment for free.

What is LTV (loan-to-value) and why does it matter?

Loan-to-Value (LTV) is the home loan amount as a percentage of the property's value. A 90% LTV means you're borrowing 90% and putting down 10% as a deposit. Lower LTV means less risk for the lender — you'll typically be offered a lower interest rate with a deposit of 20–25% or more.

How long does home loan approval take?

An indicative approval can usually be obtained the same day online. Full home loan approval — after property valuation and underwriting — typically takes 2–6 weeks. Having all your documents ready (pay stubs, bank statements, ID) speeds up the process significantly.

Are there Islamic home-finance products available in Malaysia?

Sharia-compliant home-finance products structure the transaction without interest, typically through Murabaha (cost-plus financing) or Ijara (lease-to-own) arrangements. Check with individual lenders for availability in your market.

What fees are charged to set up a home loan?

Lenders often charge arrangement, origination, or application fees to set up a home loan — amounts vary by lender and market. You can usually add them to the loan, but you'll pay interest on them for the full term. For large loans, a higher-fee/lower-rate deal may be cheaper overall — compare total cost over the initial fixed period.