Home Loan Eligibility Calculator
Estimate your financing under LPPSA's rules or a typical bank loan. The result always rounds down and shows which rule limited it.
Fill in the fields to see an estimate.
Estimate only. Approval is subject to LPPSA/the bank.
How to use this calculator
The calculator has two modes. Choose LPPSA if you are a confirmed permanent public servant; choose bank loan for everyone else. The tables below explain each box.
Inputs in LPPSA mode
| Input | What to enter |
|---|---|
| Basic pay | The basic salary on your latest payslip, per month. |
| Fixed allowances | Only the fixed allowances LPPSA counts, such as housing (ITP/EPW), public-service (ITKA/ITKT/ITK), COLA or regional incentives, ITJU and acting allowance. Leave out overtime and claims. |
| Mandatory deductions | Required. The total mandatory deductions on your payslip: tax (PCB), EPF contribution if any, SOCSO and other mandatory deductions. Enter 0 if there are none; no estimate is shown until this box is filled. |
| Existing monthly commitments | Every monthly debt repayment: car, personal financing, cards, other home loans. |
| Age and retirement age | Your age now, and the age your service ends (60 is filled in; change it if yours differs). |
| Scheme | Pension or EPF. The pension scheme allows a longer tenure (to age 90, at most 420 months). |
| First LPPSA financing? | Yes for a first financing (60% cap); No for a second (50% cap). |
Inputs in bank mode
| Input | What to enter |
|---|---|
| Gross income | Your monthly income before deductions. |
| Income type | Salaried, or business / self-employed. It changes how net income is estimated. |
| Existing monthly commitments | Every monthly debt repayment. |
| Age | Your age now. The calculator lets the loan run to age 70 at most. |
| Estimated home price | The price you are considering. The bank's margin of finance is taken on it. |
How the estimate is calculated
LPPSA mode
- Net income Basic pay + fixed allowances − mandatory deductions.
- Monthly room 60% (or 50%) of net income minus your commitments, checked against 80% of net income minus commitments. The lower applies.
- Tenure EPF scheme: from your age to your retirement age. Pension scheme: to age 90. Never more than 35 years.
- Amount The monthly room is turned into a financing amount at 4% on the first RM750,000 and 4.5% above it, over the tenure.
- Cap and round down The amount is capped by LPPSA's income table (RM1,000,000 for the top band, per the 2026 announcement) and rounded down to the nearest RM1,000.
A cautious choice: LPPSA's written rule caps the LPPSA instalment at 60% of net income and all debts at 80%. This calculator takes your commitments off the 60% as well, so for someone with existing debts it gives a lower figure than the rule alone would. We prefer to under-promise.
The calculator also flags a result "with conditions" if, after the instalment and your commitments, less than 20% of net income would be left. That is our own prudence check, not a written LPPSA rule.
Bank mode
- Net income Estimated as 82% of gross for salaried income, 90% for business income.
- DSR A debt service ratio of 60% of net income below RM5,000 net, 70% from RM5,000, minus commitments.
- Tenure To age 70, at most 35 years.
- Amount by income The monthly room turned into a loan at an assumed 4.3% a year, as at 2026-09-23.
- Margin and down payment Capped at 90% of the home price; the lower of the two, rounded down to RM1,000. The rest of the price is shown as the estimated down payment.
These bank figures are typical assumptions, not any bank's published policy. Each bank sets its own rate, DSR ceiling, net-income method and margin, and rates float. Ask your bank for its figures in writing.
How to read the result
| Label | Meaning |
|---|---|
| Estimate: eligible | On these assumptions, the estimate passes every rule the calculator checks. |
| Estimate: eligible with conditions | An estimate exists, but it is tight: little income would be left, or (in bank mode) the amount is below the home price. |
| Estimate: needs further review | Your commitments already use up the allowed room, or there are no years of tenure left. A person should look at your case; it is not a rejection. |
| Limited by | What it means |
|---|---|
| Instalment cap on net income | Your income sets the limit. Reducing commitments, or a longer tenure, raises it. |
| Total debt servicing ceiling | Your total debts set the limit. Settling a debt helps most. |
| LPPSA maximum-eligibility table | LPPSA's income table sets the limit. Only a higher net income moves you to a higher band. |
| LPPSA maximum financing limit | You have reached LPPSA's overall maximum. |
| Debt service ratio (DSR) | The bank's debt service ratio sets the limit. |
| Bank margin of finance | The home price sets the limit: the bank lends a percentage of it and you fund the rest. |
| Existing commitments exceed the allowance | Commitments already take all the room. |
| Age exceeds the maximum age for the financing tenure | Your age leaves no years of tenure before the maximum age the calculator allows. |
- In LPPSA mode, the monthly instalment shown is the most your income rules allow. If the income table caps the amount, the instalment on that capped amount will be lower.
- The "Assumptions used" list under the result is part of the answer: it shows the rate, rules and tenure behind your number.
Worked examples
Example 1: LPPSA mode
Example
Inputs (hypothetical): basic pay RM3,200, fixed allowances RM800, mandatory deductions RM450, commitments RM400, age 30, retirement age 60, EPF scheme, first financing.
Net income is RM3,550. The monthly room is 60% × RM3,550 − RM400 = RM1,728. Tenure: 30 years.
Result: RM362,000, limited by "Instalment cap on net income". Label: Estimate: eligible.
On our LPPSA page, the same person comes out higher (about RM420,000), because there the commitments are tested only against the 80% total. That gap is the calculator's cautious margin.
Example 2: bank mode
Example
Inputs (hypothetical): gross income RM5,000, salaried, commitments RM600, age 32, home price RM400,000.
Estimated net income RM4,100; DSR 60%, so the monthly room is RM1,860. Tenure: 35 years.
By income the loan could be higher, but the 90% margin caps it at RM360,000, limited by "Bank margin of finance". Instalment about RM1,659 a month; estimated down payment about RM40,000.
What this calculator cannot tell you
- It is an estimate (anggaran sahaja), not an approval or an offer.
- It does not see your CCRIS or credit record, your employment status or your documents.
- It does not check whether LPPSA counts each of your allowances, or whether you are on contract (contract staff are not eligible for LPPSA).
- It does not include insurance premiums or legal fees, which LPPSA can add on top of the approved amount.
- It does not know the property's JPPH valuation; LPPSA approves the lowest of price, valuation, amount applied for and your eligibility.
- Bank figures are assumptions; your bank's own rate, DSR and margin decide.
- Figures are as at 2026-09-23. LPPSA's higher limit applies once applications under it open. According to LPPSA's announcement (September 2026), the official opening date for applications under the new limit has not been announced (checked 29 September 2026); check LPPSA's official website.
Next step
If the estimate looks workable, register your interest and ask for a check. For the full LPPSA rules, read the LPPSA guide.
Sources
(3)
- LPPSA, Inisiatif Baharu LPPSA 2026: Penambahbaikan Had Kelayakan Pembiayaan Perumahan — read 2026-09-24
- LPPSA, Garis Panduan Pembiayaan Perumahan LPPSA Bil.1/2026 — read 2026-09-24
- LPPSA, Pekeliling Pembiayaan Perumahan LPPSA Bil.1/2026 — read 2026-09-24
Related guides
- Buying a First Home First Home Eligibility Checklist: 6 Steps Before You Buy A 6-step checklist before buying a first home: financing route, income and commitments, tenure, CCRIS record, down payment and documents, with a worked example.
- Financing & LPPSA How to Calculate LPPSA Instalments: Formula & Examples Work out your LPPSA instalment and eligibility yourself: the reducing-balance formula, net income, the 60% and 80% caps, tenure by age and worked examples.
- Financing & LPPSA LPPSA Financing Limit & Interest Rate 2026 LPPSA is raising its home financing limit in 2026. How the 4% and 4.5% rates work, who really qualifies, sample instalments and what to do now.
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- Buying a First Home How to Calculate a Home Loan: Monthly Instalment Formula How to calculate a home loan with the monthly instalment formula: loan amount, rate, tenure and margin of finance, with step-by-step examples and a PMT check.