Home loan refinancing calculator
Thinking of moving your home loan to another bank? See what the switch costs, what you'd save each month, and how long it takes for the savings to cover the costs.
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Is refinancing worth it for you?
The rate difference is only half the story. What matters is how quickly the monthly saving pays back what the switch costs.
Usually worth a look
- Your rate is noticeably higher than what banks offer new customers today.
- You're out of your lock-in, so there's no penalty.
- The new bank pays the legal fees, stamp duty and valuation.
- You plan to keep the property for years, not months.
Often not worth it
- The rate gap is small and you'd pay the costs yourself.
- You're still in lock-in and the penalty wipes out the saving.
- You're thinking of selling within a couple of years.
- The lower instalment only comes from stretching the loan longer.
Ask your own bank first. Banks would rather keep you than lose you. A phone call asking whether they can reprice your loan costs nothing, and some will lower your rate without the legal fees and paperwork of a full switch.
What you pay when you refinance
Legal fee on the new loan
Your new bank's panel lawyer prepares the loan documents. The fee follows the same scale as any home loan: 1.25% of the first RM500,000 and 1% after that, with a minimum of RM500. Lawyers are allowed to give up to 25% off.
Stamp duty on the new loan
0.5% of the new loan amount. You pay it again even though you already paid it on the old loan, because it's a new agreement. Insurance premiums like MRTA that are added to the loan aren't counted.
Service tax
8% on the legal fee. It doesn't apply to the stamp duty or disbursements.
Valuation fee
The new bank needs a fresh valuation. The fee depends on the property's value and the valuer, and banks often absorb it as part of a refinancing promotion.
Discharge and disbursements
Your old bank's charge on the title has to be removed and the new one registered. That means land office fees, searches and some paperwork, all billed at cost by your lawyer.
Early settlement penalty
Only if you're still inside your lock-in. It's usually 2% to 3% of the original loan, which on a RM440,000 loan is RM8,800 to RM13,200. That's often enough to cancel out years of savings.
Common questions
How much does it cost to refinance a house in Malaysia?
If you pay everything yourself, expect roughly 2% to 3% of the loan. On a RM400,000 loan that's about RM10,000: a RM5,000 legal fee, RM400 service tax, RM2,000 stamp duty, plus valuation and disbursements. Add a penalty on top if you're still in lock-in. A zero-cost package can bring the cash you pay down to just a few hundred or a couple of thousand ringgit.
What's the catch with a zero-cost refinancing package?
Usually a new lock-in. The bank pays your legal fees, stamp duty and valuation, and if you settle or switch again within the lock-in, they can ask for that money back on top of the normal penalty. Also check whether the costs are really waived or just financed into your loan, because then you're paying interest on them for decades.
Do I pay stamp duty again when I refinance?
Yes. A refinance is a brand new loan agreement, so it attracts 0.5% stamp duty on the new loan amount, even though the old one was stamped when you bought the house.
Can I take cash out when I refinance?
Often, yes. If your property has gone up in value, the new bank may lend you more than you owe and pay you the difference. Just remember you're borrowing that money against your home for the rest of the loan, and the extra amount raises your legal fee and stamp duty too.
How long does refinancing take?
From applying to the new bank paying off the old one, it often takes two to three months. The valuation, the loan offer, signing the new documents, getting the redemption statement from your old bank and registering the new charge all take time. Some banks also ask for up to three months' notice before you settle, so check your agreement early.
This calculator gives an estimate for general information only. It isn't financial or legal advice, and the actual rate, fees and penalty depend on your bank and your loan agreement. Figures are based on the Solicitors' Remuneration Order 2023 and the Stamp Act 1949 as at 6 November 2026. See our full disclaimer.