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True cost · Upfront + monthly

The price tag
is not the cost.

An RM800k home needs roughly RM184,000 in cash before you get the keys — and the loan instalment is only the start of the monthly bill. See what yours really costs, upfront and every month.

← All 8 numbers to check before you buy

Your purchase

Cash before the keys + the real monthly cost after.

The property
RM
The loan
Down payment = 10% of price (automatically 100 − loan margin).
Upfront cost assumptions
Legal fees + stamp duty + valuation + loan documents.
Where the cash comes from
EPF Account 2 (housing withdrawal) can typically go toward the down payment and buying costs — subject to current EPF rules and your available balance.
After the keys
RM
Total upfront cash
RM 0
Enter a property price to begin
Down payment (10%)RM 0
Buying costs (5%)RM 0
Renovation + furnishing (5%)RM 0
Emergency buffer (3%)RM 0
Total upfront cashRM 0
Then, every month:
Loan instalment RM 720,000 @ 4.20% · 35 yrsRM 0
Monthly holding costsRM 0
True monthly costRM 0
Enter a property price to see your true cost — upfront and monthly.

Where the RM184,000 goes

On an RM800,000 condo with a 90% loan, the cash before the keys stacks up in four blocks:

RM 80,000

Down payment · 10%

The bank finances 90% at best. The first 10% is yours — cash or EPF Account 2.

RM 40,000

Buying costs · ~5%

Legal fees, stamp duty, valuation and loan documents. Compute your exact stamp duty →

RM 40,000

Renovation + furnishing · ~5%

Kitchen, wardrobes, lights, grilles, curtains. Almost nobody budgets it — almost everybody pays it.

RM 24,000

Emergency buffer · ~3%

The surprises always come: extra works, deposits, moving costs, the first repairs.

Total ≈ RM184,000 before you even get the keys. And then the real bill starts: the instalment plus holding costs, every month for 35 years.

Questions

Why ~5% for buying costs?
It bundles the legal fees on the SPA and loan agreement, stamp duty on the transfer (MOT) and on the loan, valuation fees and loan documentation/disbursements. On an RM800k home that's roughly RM40,000 — but it varies by price tier, state and any Budget exemptions. Compute the stamp duty portion exactly with our stamp duty calculator.
Can EPF really cover part of it?
Often, yes. The EPF Account 2 housing withdrawal can typically be used toward buying your first (or a subsequent) home — commonly covering the down payment and part of the entry costs. It's subject to current EPF rules and your available Account 2 balance, so verify with EPF before you count on it.
Is a 90% loan guaranteed?
No. 90% is the common maximum for the first two residential loans, but the margin the bank actually offers depends on the property, your profile and your DSR (debt service ratio). A lower margin means a bigger down payment — check yours with our DSR calculator.
What monthly costs come on top of the instalment?
Maintenance fees + sinking fund (for strata), quit rent and assessment, fire/home insurance, repairs — and if you're renting it out, utilities during vacancy. Together they often add RM300–800+/month, which is why the instalment alone understates the true monthly cost.

An illustration for general education — not financial advice. The percentages are typical starting points; actual costs vary by property, state, bank and the current Budget's exemptions. EPF withdrawal rules change — confirm the current rules with EPF, your bank and your lawyer before committing.