How to Use This Calculator
Enter Property Value
Enter your property's current market value. Use recent similar property sales or bank valuation as reference.
Enter Outstanding Loan
Enter your current home loan balance. Check your latest loan statement for the exact amount.
View Your Results
See your maximum cash-out amount (at 90% LTV) and total equity. Then get a quote for exact figures.
Understanding Your Results
What is LTV (Loan-to-Value)?
LTV is the ratio of your loan amount to your property's value. A 90% LTV means the bank will lend up to 90% of your property's value. For example, if your property is worth RM500,000, the maximum loan is RM450,000 (90% × RM500,000).
Why 90% Maximum?
Bank Negara Malaysia (BNM) limits the maximum LTV to 90% for first and second properties to maintain financial stability. This 10% buffer protects both banks and borrowers against property value fluctuations. Third property onwards is limited to 70% LTV.
What Affects Your Actual Cash-Out Amount?
- Bank Valuation: Banks conduct their own valuation which may differ from market price
- Credit Score: Your CCRIS/CTOS record affects approval and maximum loan amount
- Debt Service Ratio: Your monthly commitments must stay below 60-70% of income
- Property Type: High-rise, landed, commercial properties have different limits
Example Calculations
Here are three example scenarios showing how cash-out amounts vary based on property value and outstanding loan:
Starter Home
Mid-Range Property
Premium Property
Formula: Cash Out = (Property Value × 90%) − Outstanding Loan
Get Your Exact Cash Out Amount
This calculator gives you an estimate. Get a personalized quote from banks to know your exact cash-out amount.
What Can You Use Cash Out For?
Debt Consolidation
Pay off high-interest credit cards and personal loans at a fraction of the interest rate.
Home Renovation
Upgrade your home and potentially increase its value. Kitchen and bathroom renovations often add 70-80% ROI.
Investment
Use low-cost funds for investments that can generate returns higher than your mortgage rate.
Emergency Funds
Access cash for medical emergencies or unexpected expenses at lower rates than personal loans.