Short answer: With a 10% down payment and a 30-year loan at 4.5% a year, a RM500,000 property has a monthly instalment of about RM2,280, and a RM800,000 property about RM3,648. Your actual rate, loan margin and tenure decide the real figure, so treat the table below as an illustration, not a bank quote.
Last verified: 27 October 2026. These are calculated examples, not offers. Bank rates change and differ by bank and borrower, so ask the bank for a current quote. This is a planning guide, not financial or legal advice.
How the table was calculated
Each figure uses the standard fixed-rate loan formula with equal monthly payments. The assumptions are:
- Down payment: 10% of the price, so the loan is 90% of the price.
- Rates shown: 4.0%, 4.5% and 5.0% a year, held constant for the whole loan. Real loans are usually floating, so the rate can move.
- Not included: stamp duty, legal fees, loan insurance, maintenance fees, quit rent and assessment. See buying costs and stamp duty and legal fees.
Monthly instalment over 30 years (RM)
| Property price | Loan (90%) | At 4.0% | At 4.5% | At 5.0% |
|---|---|---|---|---|
| RM300,000 | RM270,000 | 1,289 | 1,368 | 1,449 |
| RM400,000 | RM360,000 | 1,719 | 1,824 | 1,933 |
| RM500,000 | RM450,000 | 2,148 | 2,280 | 2,416 |
| RM600,000 | RM540,000 | 2,578 | 2,736 | 2,899 |
| RM700,000 | RM630,000 | 3,008 | 3,192 | 3,382 |
| RM800,000 | RM720,000 | 3,437 | 3,648 | 3,865 |
How tenure changes the instalment (RM, at 4.5%)
A longer tenure lowers the monthly payment but increases the total interest you pay over the life of the loan.
| Property price | 25 years | 30 years | 35 years |
|---|---|---|---|
| RM300,000 | 1,501 | 1,368 | 1,278 |
| RM400,000 | 2,001 | 1,824 | 1,704 |
| RM500,000 | 2,501 | 2,280 | 2,130 |
| RM600,000 | 3,001 | 2,736 | 2,556 |
| RM700,000 | 3,502 | 3,192 | 2,982 |
| RM800,000 | 4,002 | 3,648 | 3,407 |
What income does this need?
Banks look at your debt service ratio (DSR), which compares all your monthly debt payments with your income, and each bank sets its own limits. As a rough illustration only, if you wanted the home loan alone to stay near 35% of your monthly income, the 30-year, 4.5% instalment would need about:
| Property price | Monthly instalment | Rough monthly income |
|---|---|---|
| RM300,000 | RM1,368 | about RM3,900 |
| RM500,000 | RM2,280 | about RM6,500 |
| RM800,000 | RM3,648 | about RM10,400 |
Other loans, such as car loans and credit cards, reduce what a bank will lend. Foreign buyers also face a minimum purchase price in Johor, so check eligibility first with can foreigners buy property in Johor.
Using this table
- Pick the price band you are considering and read the 4.5% column as a middle case.
- Check what happens at 5.0%, to see whether you could still manage the instalment if the rate rises.
- Add the other monthly costs: maintenance fees, quit rent, assessment and insurance.
- Ask a bank for a current quote and a loan eligibility check before you pay a booking fee. See the home loan application guide.
- If you earn in Singapore dollars, also read SGD to MYR and Johor property, because the instalment is in ringgit.
FAQ
How much is the monthly instalment for a RM500,000 property in Johor?
Assuming a 10% down payment, a RM450,000 loan over 30 years at 4.5% a year gives about RM2,280 a month. At 4.0% it is about RM2,148 and at 5.0% about RM2,416. Your actual rate depends on the bank and your profile.
How much down payment do I need?
The tables assume 10%. Many buyers put down more or less depending on the loan margin the bank approves, and the amount also depends on the type of property and the borrower. Ask the bank what margin of financing it will offer.
Does a longer loan tenure make the property cheaper?
It lowers the monthly instalment, for example from about RM2,280 over 30 years to about RM2,130 over 35 years for a RM500,000 property at 4.5%. But you pay interest for longer, so the total cost is higher.
Are these figures a bank offer?
No. They are calculated examples using a fixed rate and equal monthly payments. Real loans often use a floating rate, and banks set the rate, the margin and the approval based on your income, debts and the property.
What other monthly costs should I plan for?
Maintenance and sinking fund payments, quit rent, assessment, insurance and, if you rent the unit out, any vacancy periods. See holding costs for Johor property.
