Two things change once you already own property. First, from the third housing loan onwards Bank Negara caps the margin at 70% — on a RM1,200,000 unit that is RM360,000 in deposit instead of RM120,000. Second, the first-home stamp duty exemption is gone, so stamp duty is payable in full on both the transfer and the loan.
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On a first purchase the constraint is usually income. On a second or third it is usually cash — because the deposit, not the instalment, is what moves.
What 70% looks like on each project
| Project | From | Instalment at 70% | Tenure | Status |
|---|---|---|---|---|
| SWNK Houze | RM705,000 | RM2,245 | Leasehold | Q2 2026 |
| Dawn | Kuala Lumpur City Centre | RM717,000 | RM2,283 | Freehold | Q2 2029 |
| Centrix | RM907,800 | RM2,890 | Leasehold | Q2 2028 |
| Phoeniz Suites | RM1,016,400 | RM3,236 | Freehold | Q2 2029 |
| FACE Suites Kuala Lumpur | RM1,212,000 | RM3,859 | Freehold | Completed |
| Golden Crown | RM1,280,000 | RM4,075 | Leasehold | Q4 2026 |
| Pavilion Square | RM1,319,000 | RM4,200 | Leasehold | Residence 2029 | Office 2027 |
| Oxley Tower 1 | SO Kuala Lumpur | RM1,449,000 | RM4,387 | Freehold | Completed |
| Core Residence | RM1,442,207 | RM4,592 | Freehold | Completed |
| Orion Residences | RM1,450,000 | RM4,617 | Freehold | Under construction |
| The Conlay Residences | RM1,460,000 | RM4,649 | Freehold | Completed |
| CloutHaus | RM1,548,800 | RM4,931 | Freehold | Q1 2029 |
| Oxley Tower 2 | Jewel KL City Centre | RM1,784,000 | RM5,680 | Freehold | Completed |
| Royal Lexis | RM1,897,000 | RM6,040 | Freehold | Q3 2029 |
Instalment assumes a 70% margin over 35 years at 4.2%. Legal fees, valuation, stamp duty and disbursements are on top.
Which loan is this, exactly
Bank Negara’s measure caps the margin at 70% from the third outstanding housing loan. The first and second are not capped by Bank Negara at all — each bank applies its own credit policy, and 90% is common in the market. If you have sold an earlier property and the loan is settled, it no longer counts among your outstanding loans. Read the measure itself on the Bank Negara site, and confirm your own count with the bank.
Stamp duty at full rate
| Band | Rate |
|---|---|
| First RM100,000 | 1% |
| RM100,001 – RM500,000 | 2% |
| RM500,001 – RM1,000,000 | 3% |
| Above RM1,000,000 | 4% |
Plus 0.5% of the loan amount on the loan agreement. The first-home exemption covers one unit only and is limited to a market value of RM500,000, so it does not apply here.
If you are selling something first
Real property gains tax applies on the disposal. For an individual who is a Malaysian citizen or PR:
| Held for | Rate |
|---|---|
| Within 3 years | 30% |
| 4th year | 20% |
| 5th year | 15% |
| 6th year onwards | Nil |
Rates differ for companies and for non-citizens. Confirm the current schedule with LHDN before you fix a timeline — the difference between selling in year five and year six is the whole tax.
Next
What you carry every month before any tenant · Upgrading into the city centre · The cash you need before the keys
Questions
When does the 70% cap apply?
From the third outstanding housing loan onwards. The first and second are not capped by Bank Negara — each bank sets its own margin, and 90% is common.
Does a loan I have already settled still count?
A settled loan is no longer outstanding. Confirm how your own count is assessed with the bank before you commit.
How much more deposit does 70% mean?
On a RM1,200,000 unit, RM360,000 instead of RM120,000 — a difference of RM240,000.
Do I still get any stamp duty exemption?
No. The first-home exemption is for one unit only, with a market value of RM500,000 or less. Second and subsequent purchases pay the tiered rates in full, plus 0.5% on the loan agreement.
What is the tax if I sell within five years?
For a Malaysian citizen or PR as an individual: 30% within the first three years, 20% in the fourth, 15% in the fifth, nil from the sixth year onwards. Confirm the current schedule with LHDN.
Other buyers
First home · Upgrading · Own stay · Renting it out · A second property
Prices and project details as listed on this site, checked 24 September 2026. Monthly figures are estimates, not quotations.