Types of Home Loan in Malaysia

Home loans in Malaysia are financial products offered by banks and financial institutions to assist individuals in purchasing or renovating residential properties. They come with varying interest rates, tenure, and repayment schemes, tailored to meet different financial capabilities and preferences of borrowers. Home loans help individuals in Malaysia achieve homeownership, which is a significant financial milestone.

There are several types of home loans available in Malaysia, including fixed-rate loans, floating rate loans, and Islamic home financing. Understanding these different types can help prospective homeowners choose a loan that aligns with their financial circumstances and long-term property ownership goals. For instance, fixed-rate loans provide a sense of security with steady repayment amounts, while floating rate loans might offer lower initial rates with the risk of fluctuation over time.

Financial institutions in Malaysia offer various customization options for home loans, including flexible repayment schedules, refinancing options, and additional features like redraw facilities or loan pre-approval. Assessing the performance of a home loan, such as comparing the total cost of borrowing and the speed at which equity is built, is crucial for making informed decisions and managing financial commitments effectively.

Compliance with legal and regulatory guidelines, such as those set by Bank Negara Malaysia, is crucial when obtaining a home loan. Understanding the costs involved, including interest payments, processing fees, and legal fees, helps borrowers to ascertain the affordability and the long-term financial implications of the loan, aiding in making cost-effective choices.

The primary stakeholders in the home loan process include borrowers, lending institutions, property valuers, legal professionals, and regulatory authorities. Their coordinated efforts ensure the smooth processing, approval, and management of home loans, with each party having a clear understanding of the different loan types, legal compliance, and the financial obligations involved.

Evaluating different home loan types helps individuals in understanding the pros and cons associated with each, aiding in making a well-informed choice. For instance, Islamic home financing might appeal to those adhering to Sharia principles, while fixed-rate loans could be preferred by individuals seeking predictability in their repayment schedules. By comparing the features, costs, and compliance requirements of different home loan types, prospective homeowners can identify the most suitable and cost-effective home financing solution in Malaysia.

Home Loan Types in Malaysia

Term Loan

A Term Loan in Malaysia refers to a type of housing loan where borrowers are required to pay a fixed amount each month for a specified period of time, for instance, over a period of 30 years​. This type of loan comes with a fixed repayment schedule and a fixed installment amount throughout the term, providing borrowers with predictability concerning their monthly obligations since the amount won’t change over the loan term

Term Loans stand as a prevalent choice among Malaysians, offering a maximum tenure of 35 years. The monthly payments encompass both the principal and interest amounts. As monthly repayments incrementally rise, interest rates gradually fall, enabling borrowers to clear their debt over 35 years. However, early repayment within the initial 3 to 5 years attracts a penalty of around 3%.

Fixed Rate Loans

A Fixed Rate Loan, in the context of home loans in Malaysia, is a type of mortgage where the interest rate is fixed for the entire term of the loan, which means that the monthly payments are also fixed.

Fixed Rate Loans provide a security to individuals wary of fluctuating interest rates with their unchanging interest rates throughout the loan tenure. This fixed nature guards against any potential hikes in interest rates or alterations in Base Lending Rates.

The interest rates for Fixed Rate Loans are usually higher compared to those of Variable Rate Loans. This is to consider possible rises in the Base Lending Rates (BLR) in the future. Most home loan products offered by banks in Malaysia tend to have variable rates, but Fixed Rate Loans are available for those who prefer consistency over potential savings.

Fixed Rate Loans are suitable for individuals who are concerned that increasing interest rates and changing Base Lending Rates may affect them negatively. It’s a good option for those who prefer to have predictable monthly payments and not be subjected to the uncertainties of fluctuating interest rates.

Some examples of Fixed Rate Home Loans in Malaysia include the AIA Fixed Rate Home Loan Package with an interest rate from 5.15% p.a., and other offerings from banks like Affin Bank and Alliance Bank with varying interest rates and terms.

Fixed Rate Loans in Malaysia offer a straightforward and predictable repayment schedule, making them a popular choice for borrowers who prefer stability in their financial planning.

Overdraft Loan

Overdraft Loan is a facility that extends credit from a lending institution when an account reaches zero. It allows you to withdraw money from an account, even if there are no funds available in said account, functioning like a loan from the bank.

Securing an Overdraft Loan is more challenging due to its distinctive characteristic. Borrowers only cater for the interest, deducted directly from their Current Account. Although devoid of a specific tenure, paying beyond the interest reduces the principal amount. The trade-off comes with higher interest rates compared to other loan types.

A home loan overdraft is linked to your housing loan account, allowing you to borrow money under a predetermined interest rate as well as repayment terms and conditions set by the bank.

Some conventional term loans offer a standard monthly repayment amount with an additional overdraft limit. The overdraft portion should not exceed a specified percentage of the total loan limit, for example, 50% of the total loan limit as mentioned in one of the offerings.

Flexi Loan

A Flexi Loan is a type of loan that provides borrowers with a significant level of flexibility when it comes to repayment and access to funds.

Flexi Loans is a blend of Term and Overdraft Loans. It appeal to those with additional savings. By depositing extra funds into their Current Account, borrowers enjoy reduced interest rates, with the flexibility to withdraw and deposit money as needed, adjusting the interest rates accordingly.

Flexi Loans allow borrowers to pay money into their home loan account whenever they want, and similarly, withdraw that cash whenever needed. The structure of a Flexi Loan facilitates making mortgage overpayments, which in turn can reduce the home loan principal, interest, and tenure​.

Borrowers can make advance payments to lower their property loan interest and can withdraw the additional payments they’ve made whenever they like, without the need for complicated procedures or incurring additional charges​.

A Flexi Loan is often linked to a current account, allowing borrowers to take out and put in money to the loan account as and when they please, without incurring any additional charges or going through complicated procedures​.

Flexi-Loan is a combination of a traditional term loan with a current account. The more you save in your current account, the more you will be able to reduce the interest on your house loan​.

Islamic Loan, a Syariah-Compliant Option

Islamic Loans, in the context of home loans in Malaysia, are benevolent loans structured to adhere to Islamic law (Shariah), which prohibits the element of interest (riba). These loans are characterized by “Buy and Sell” or “Joint Partnership” agreements rather than traditional loan contracts.

In typical Islamic property financing, banks buy an asset (i.e., property) from the seller and sell it back to the buyer at a profit, which the buyer pays for in installments. The profit earned through the sale of the property replaces the interest that would be charged in a conventional loan. Any income derived from these transactions must be lawful and in accordance with Islamic law and economic principles.

Islamic Loans operate under the Syariah law, adopting the Murabahah concept where the bank acquires the property and leases it back to the borrower. This loan type entices many, particularly short-term property investors, due to its no-penalty feature for early redemption. Various Islamic Loan concepts like Al-Bai’ Bithaman Ajil, Al-Ijarah / Ijarah Muntahiyah Bittamlik, Musharakah Mutanaqisah, and Murabahah offer diverse mechanisms catering to different financial needs.


Refinancing, in the context of home loans in Malaysia, refers to the process of obtaining a new mortgage to replace the existing home loan on the same property. This is usually done to take advantage of lower interest rates, adjust the loan tenure, or to borrow additional funds against the equity of the property.

When refinancing, the new loan will settle the debt owed in the current home loan account, and going forward, the borrower will only pay the monthly installment of the new loan. The new loan’s terms will be based on the current value of the house and the prevailing economic conditions.

Refinancing becomes viable when property values appreciate, allowing owners to secure an additional loan based on the increased value. This “cash back” option enables further investment opportunities.

Government Housing Loan, Tailored for Public Servants

Government Housing Loan, in the context of home loans in Malaysia, refers to a home financing facility provided to Malaysian public sector employees. It is managed by the Public Sector Home Financing Board (LPPSA), a statutory body established and enforced by the Ministry of Finance (Malaysia) to handle public sector home financing facilities. The aim is to aid government servants in owning their own homes.

The eligibility for such loans typically requires the applicant to be a Malaysian citizen, holding a permanent position in the federal or state government, a statutory body, or a local authority, with a specified minimum period of service. The LPPSA offers two types of housing financing schemes: the Islamic Public Sector Housing Financing Scheme (SPPSAi) and the Conventional Public Sector Housing Financing Scheme (SPPSA).

Government Housing Loans is exclusively for government employee that come with strict eligibility criteria and permit financing for various housing-related purposes. This loan type has seven variants, two of which adhere to the Al-Bai Bithamin ‘Ajil concept. Proactive application and timely loan disbursement are crucial for availing this loan.

By understanding the type of loans, features and benefits of each home loan type, prospective property buyers can tailor their loan choice to their financial situation and property ownership goals.

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