How Much Can You Borrow to Build Your House?
Don't fall in love with a house that is beyond your eligibility. Check first — in under a minute — and we show you the amount, the monthly instalment, the tenure, and which rule is limiting you, so you know exactly what can change.
- LPPSA rate
- 4.00%
- fixed
- LPPSA financing limit
- RM1,000,000
- Bank rate assumed
- 4.30%
- floating
Instalment capped at 60% of net income for a first facility, 50% for a second.
Assumptions used
- Fixed profit rate of 4.00% per year on a reducing balance, on financing up to RM750,000; 4.50% on any balance above that.
- Instalment capped at 60% of net income (first facility).
- Total debt servicing not exceeding 80% of net income.
- Tenure of 25 years — age 35 to retirement at 60, maximum 35 years.
- Maximum financing limit of RM1,000,000, as announced by LPPSA in 2026 (applications expected to open in Q4 2026).
Rates effective 2026-09-20 (version 2026.09c). The final decision rests entirely with LPPSA, not with RumahHQ.
Estimated financing amount
RM375,000
Rounded DOWN to the nearest RM1,000. We deliberately do not round up.
- Monthly instalment
- RM1,980
- Tenure
- 25 years
Your binding constraint
Instalment cap on net income
Your eligibility is capped by the share of net income that can go to an instalment. Raising fixed income or clearing a commitment lifts this figure.
The rules we apply
Every figure below is effective 2026-09-20. If one of them changes, this tool changes the same day.
LPPSA — public sector
- Profit rate
- 4.00% fixed
- Instalment cap — first facility
- 60% of net income
- Instalment cap — second facility
- 50% of net income
- Total debt servicing ceiling
- 80% of net income
- Minimum net salary retained
- 20%
- Maximum tenure
- 35 years, to retirement age
- Financing limit
- RM1,000,000
The RM1,000,000 limit follows LPPSA's 2026 announcement (applications expected to open in Q4 2026): 4.00% up to RM750,000, and 4.50% on the balance above it. This tool calculates both portions.
Bank loan — private sector
- Rate assumed
- 4.30% floating
- Net income — salaried
- 82% of gross
- Net income — self-employed
- 90% of gross
- DSR — net below RM5,000
- 60%
- DSR — net RM5,000 and above
- 70%
- Margin of finance
- 90% / 80%
- Maximum age at maturity
- 70 years
Bank rates are floating and campaign-dependent, which makes them the fastest-ageing thing on this site. They are shown with a date, not as a promise.
Free guide, in Malay
Panduan Mudah: LPPSA Financing for Civil Servants
Our team's 36-page guide: the seven types of LPPSA financing, who qualifies, the documents, takaful cover and legal fees, in plain Malay.
Download the guide (PDF, 5.3 MB)Written in November 2025, the book gives the old RM750,000 limit. LPPSA has since announced RM1,000,000.
We are a registered panel contractor
Golden Sharp Innovation (IP0580950-X) is a registered panel contractor with the institutions above. Panel status means our credentials as a contractor have been assessed, and our progress-claim documents follow the format these institutions expect — it is not a guarantee that your financing will be approved, and not an endorsement of our services by them. Approval and terms are determined entirely by LPPSA or the bank concerned. Logos and trademarks are the property of their respective owners.
If your eligibility falls short
This happens to most applicants on the first pass, and it is almost always fixable. Five things that genuinely move the number, in order of effect:
- Clear one small commitment. Every RM100 of monthly instalment removed adds roughly RM20,000 of eligibility over 30 years.
- Apply jointly with your spouse. Two incomes are assessed together, and this is usually the largest single jump.
- Extend the tenure if your age allows it. A lower instalment supports a higher principal.
- Choose a smaller design or the Silver package. Dropping 200 sq ft is enough in many cases.
- Use EPF Account 2 to cover the gap, not to fund the whole build.
We can help you check all of this at no charge, including the document list. Contact us.