The cheapest unit on our list is RM705,000 at SWNK Houze. That is roughly RM2,886 a month on a 90% margin over 35 years at 4.2%, before maintenance. And an important one to get straight early: none of these qualify for the first-home stamp duty exemption, which stops at a market value of RM500,000.
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Most first-home advice is written around RM300,000 to RM500,000 suburban stock. This list is not that. Every project here is in the Kuala Lumpur city centre, Bukit Bintang or TRX, and the entry price reflects it. If a city-centre address is what you want for your first home, these are the numbers it actually takes.
The entry band
| Project | From | Size | Bedrooms | Tenure | Status | Est. monthly |
|---|---|---|---|---|---|---|
| SWNK Houze | RM705,000 | 463–1,238 sq ft | 1-3 | Leasehold | Q2 2026 | RM2,886 |
| Dawn | Kuala Lumpur City Centre | RM717,000 | 348–835 sq ft | 1-2 | Freehold | Q2 2029 | RM2,935 |
| Centrix | RM907,800 | 564–1,187 sq ft | 1-3 | Leasehold | Q2 2028 | RM3,716 |
| Phoeniz Suites | RM1,016,400 | 484–678 sq ft | 2 | Freehold | Q2 2029 | RM4,161 |
| Pavilion Square | RM1,319,000 | 504–1,272 sq ft | 1-3+1 | Leasehold | Residence 2029 | Office 2027 | RM5,400 |
90% margin, 35 years, 4.2% a year. Your rate, margin and tenure depend on the bank. Maintenance, sinking fund and utilities are on top.
The stamp duty exemption does not apply here
The first-home exemption covers the transfer instrument and the loan agreement in full, but only for one unit of residential property whose market value is not more than RM500,000, with the sale and purchase agreement signed between 1 January 2021 and 31 December 2027. The lowest entry price on this list is RM705,000, so the normal tiered rates apply instead:
| Band | Rate |
|---|---|
| First RM100,000 | 1% |
| RM100,001 – RM500,000 | 2% |
| RM500,001 – RM1,000,000 | 3% |
| Above RM1,000,000 | 4% |
The loan agreement is stamped at 0.5% of the loan amount. There was once a 75% partial exemption for homes between RM500,000 and RM1 million — it expired on 31 December 2023 and is not currently available, although plenty of articles online still list it. Confirm your own position with LHDN.
What you can draw from EPF
Housing withdrawals come from Akaun Sejahtera (the old Account 2 under its new name). With a loan, the amount is (purchase price − loan amount) plus 10% of the purchase price, or the whole Akaun Sejahtera balance, whichever is lower. The extra 10% is meant for upfront costs. Check your own eligibility at KWSP.
What margin you can expect
Bank Negara does not cap the margin on a first or second housing loan; that is each bank’s own credit policy, and 90% is common in the market. The 70% cap starts from the third housing loan. What you are approved for depends on your income and existing commitments, and on the bank’s valuation — not on the brochure.
Where first-time buyers get caught at this price
- Treating approval as a budget. The bank lends against risk; you live with the instalment.
- Missing the monthly charges. Maintenance and sinking fund are charged per square foot, every month, from handover.
- Not checking the stage. 5 of these 5 are still under construction — that can mean paying rent and progress instalments at the same time.
- Assuming an exemption that stopped at RM500,000. At this price band, budget for stamp duty in full.
Next
Which of these projects actually suit a first home · The cash you need before the keys · What your monthly budget actually buys
Questions
What is the lowest entry price on this list?
RM705,000 at SWNK Houze in Bukit Bintang City Centre, for 463 sq ft.
Do any of these qualify for the first-home stamp duty exemption?
No. The exemption is capped at a market value of RM500,000 and covers one unit only. The lowest entry price here is above that, so the normal tiered rates apply.
What about the 75% exemption for homes between RM500,000 and RM1 million?
That expired on 31 December 2023 and is not currently available, although many articles online still list it.
How much can I withdraw from EPF?
From Akaun Sejahtera: purchase price minus loan amount, plus 10% of the purchase price, or your full Akaun Sejahtera balance, whichever is lower. Check your own position with KWSP.
Can I still get a 90% loan on a first home?
Bank Negara sets no cap on the first or second housing loan; each bank does, and 90% is common. The 70% cap applies from the third housing loan onwards.
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.