What is stamp duty (duti setem) in Malaysia?

Stamp duty (duti setem) in Malaysia is a tax levied on property transactions. It consists of two parts: SPA stamp duty on the property purchase price (tiered at 1% for the first RM100,000, 2% for RM100,001 to RM500,000, 3% for RM500,001 to RM1,000,000, and 4% above RM1,000,000) and loan stamp duty at a flat 0.5% of the loan amount. First-time buyers may receive exemptions under certain government schemes.

How much are legal fees (yuran guaman) when buying a house in Malaysia?

Legal fees (yuran guaman) in Malaysia are typically charged on a tiered scale based on the property price: 1% for the first RM500,000, 0.8% for the next RM500,000, 0.7% for the next RM2,000,000, 0.6% for the next RM2,000,000, 0.5% for the next RM2,500,000, and negotiable above RM7,500,000. There is also a minimum fee of RM300 per document.

What is the difference between MRTA and MLTA?

MRTA (Mortgage Reducing Term Assurance) is a life insurance where the coverage amount decreases as your loan balance reduces. It is typically cheaper but does not provide cash value. MLTA (Mortgage Level Term Assurance) maintains a constant coverage amount throughout the loan tenure, provides cash value, and can be transferred if you refinance. MLTA offers better protection for your beneficiaries but costs more than MRTA.

What are the hidden costs of buying a house in Malaysia?

Beyond the property price and down payment, hidden costs when buying a house in Malaysia include: stamp duty (duti setem) for both the Sale and Purchase Agreement and the loan agreement, legal fees (yuran guaman), valuation fees, Memorandum of Transfer (MOT) fees, agent commissions (typically 2-3%), MRTA or MLTA insurance, renovation costs, and for high-rise properties, maintenance fees and sinking fund contributions. Ongoing costs include quit rent (cukai tanah), assessment tax (cukai pintu), utilities, and maintenance.

What is the minimum down payment for a house in Malaysia?

For most Malaysian homebuyers, the minimum down payment is 10% of the property price for your first and second property. For third and subsequent properties, banks may require a higher down payment of up to 30-40%. Under certain government schemes like PR1MA, RUMAWIP, or My First Home Scheme (Skim Rumah Pertamaku), first-time buyers may qualify for financing up to 100% or receive deposit assistance.

What is the difference between high-rise and landed property costs?

High-rise properties (condominiums, apartments, serviced residences) typically incur monthly maintenance fees (calculated per square foot, often RM0.30-0.50 psf) and a sinking fund contribution (usually 10% of maintenance fees). Landed properties (terraced houses, bungalows, semi-Ds) generally do not have maintenance fees but require individual upkeep. Both property types incur quit rent (cukai tanah) and assessment tax (cukai pintu), though the amounts differ. High-rise properties may also have special charges for facility upgrades.

RumahMath

Home Cost Calculator

Plan Your Home Purchase with Confidence

Calculate the true cost of buying and owning a home in Malaysia — upfront fees, monthly expenses, and mortgage payments.

Complete cost guide

Property Details

Property Price

Property Size

Loan Details

Down Payment

Interest Rate

Loan Tenure

Mortgage Insurance

MRTAOne-time payment

MLTAMonthly payment

MRTA Amount (One-time)

Purchase Costs

SPA ExemptedStamp duty and legal fees exemption

SPA Stamp Duty

SPA Legal Fees

Loan Legal Fees

Loan Stamp Duty

Renovation Budget

Monthly Ongoing Costs

Maintenance Fee

Per Square Foot

Fixed Amount

Rate per sq ft (Monthly)

Sinking Fund

Quit Rent (Cukai Tanah)

Per Square Foot

Fixed Annual

Rate per sq ft (Annual)

Assessment Tax (Cukai Pintu)

Tax Rate

Estimated Rental Value (Monthly)

Utilities (Monthly)

Home Insurance (Monthly)

Cost Summary

One-time Initial CostRM 78,750

Includes down payment, stamp duties, legal fees, and insurance

Annual TotalRM 31,944

Monthly TotalRM 2,662

What is RumahMath?

RumahMath is a free home ownership cost calculator Malaysia designed to help prospective homebuyers understand the true cost of buying and owning property. Whether you are purchasing a high-rise unit (condominium or apartment) or a landed property (terrace, bungalow, or semi-detached), our calculator breaks down every expense—from the upfront down payment and stamp duty (duti setem) to ongoing monthly costs like maintenance fees, quit rent (cukai tanah), and assessment tax (cukai pintu).

Unlike a simple home loan calculator, RumahMath provides a comprehensive property cost calculator that reveals the hidden costs many first-time buyers overlook. Plan your property purchase with confidence and avoid unpleasant financial surprises.

Costs Included in the Calculator

Upfront Costs

Down Payment — Typically 10% of the property price (minimum required by most Malaysian banks)
Stamp Duty (Duti Setem SPA) — Tiered tax on the Sale and Purchase Agreement based on property value
Loan Stamp Duty (Duti Setem Pinjaman) — 0.5% flat rate on the total loan amount
Legal Fees (Yuran Guaman) — Solicitor charges for preparing and vetting legal documents
Valuation Fees — Professional property valuation required by banks for loan approval
Memorandum of Transfer (MOT) — Fee for transferring property ownership title
Agent Commission — Typically 2-3% for subsale transactions

Monthly & Ongoing Costs

Monthly Mortgage (Ansuran Bulanan) — Home loan instalment based on loan amount, tenure, and interest rate
Maintenance Fees — Monthly charges for high-rise properties (condos, apartments), calculated per square foot
Sinking Fund — Reserve fund for major repairs and building upgrades in high-rise developments
Quit Rent (Cukai Tanah) — Annual land tax paid to the state government (varies by state)
Assessment Tax (Cukai Pintu) — Annual property tax paid to the local council (typically 4% of annual rental value)
MRTA / MLTA Insurance — Mortgage protection insurance to cover outstanding loan balance
Utilities — Estimated electricity, water, and internet costs

How to Use the Calculator

Select your property type — Choose High-Rise (condo, apartment, serviced residence) or Landed (terrace, bungalow, semi-D). This determines whether maintenance fees and sinking fund are included.
Enter property details — Input the property price, your planned down payment percentage (usually 10%), loan tenure (up to 35 years), and the current interest rate (check the latest BLR/BR rates from Malaysian banks).
Review upfront costs — The calculator instantly computes stamp duty (duti setem), legal fees (yuran guaman), valuation fees, MOT, and other one-time payments.
Check monthly expenses — See your estimated monthly mortgage instalment (ansuran bulanan), maintenance fees (for high-rise), utilities, quit rent (cukai tanah), and assessment tax (cukai pintu).
Compare and adjust — Try different down payment amounts, loan tenures, or property types to see how they affect your total cost of ownership.

Learn More About Buying Property in Malaysia

We have in-depth guides covering everything from stamp duty rates to first-time buyer tips. Browse our guides for detailed explanations, practical advice, and real-world cost breakdowns.

Plan Your Home Purchase with Confidence

What is RumahMath?

Costs Included in the Calculator

Upfront Costs

Monthly & Ongoing Costs

How to Use the Calculator

Learn More About Buying Property in Malaysia

Stamp Duty Rates in Malaysia

Malaysian Home Buying Terms Explained

Strata vs Landed Property in Malaysia

House Ownership Costs in Malaysia

Markup Financing Practice in Malaysia