LPPSA Calculator: Financing Limit and Instalment
LPPSA finances civil servants' homes up to RM1 million from 4 October 2026, based on net income, at 4% a year (4.5% only on the part above RM750,000). With a net income of RM4,750.00, your limit is RM610,000 and the 35-year instalment is RM2,700.93 a month. Enter your payslip for your own limit and instalment.
Your eligibility
Maximum financing
RM2,700.93 a month · 4% · 420 months
Capped by the limit for your net income.
| Net income (LPPSA) | RM4,750.00 |
|---|---|
| Limit for your net income | RM610,000 |
| Highest instalment allowed | RM3,230.00 |
| Total profit | RM524,390.60 |
| Take-home pay after instalment | RM1,649.07 |
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LPPSA financing limit table from 4 October 2026
| Monthly net income | Maximum financing |
|---|---|
| Up to RM2,500 | RM280,000 |
| RM2,501 – RM3,000 | RM350,000 |
| RM3,001 – RM3,500 | RM430,000 |
| RM3,501 – RM4,000 | RM480,000 |
| RM4,001 – RM4,500 | RM550,000 |
| RM4,501 – RM5,000 | RM610,000 |
| RM5,001 – RM5,500 | RM670,000 |
| RM5,501 – RM6,000 | RM730,000 |
| RM6,001 – RM6,500 | RM780,000 |
| RM6,501 – RM7,000 | RM800,000 |
| RM7,001 – RM7,500 | RM830,000 |
| RM7,501 – RM8,000 | RM850,000 |
| RM8,001 – RM8,500 | RM880,000 |
| RM8,501 – RM9,000 | RM900,000 |
| RM9,001 – RM9,500 | RM930,000 |
| RM9,501 – RM10,000 | RM950,000 |
| Over RM10,000 | RM1,000,000 |
The table does not apply to members of the administration, state assemblymen and judges, who have their own remuneration rules. Applications made before 4 October 2026 are processed under the old limits.
Monthly instalment at 4% by tenure
| Amount | 20 years | 25 years | 30 years | 35 years | 40 years (SPPM) |
|---|---|---|---|---|---|
| RM100,000 | RM605.98 | RM527.84 | RM477.42 | RM442.77 | RM417.94 |
| RM300,000 | RM1,817.94 | RM1,583.51 | RM1,432.25 | RM1,328.32 | RM1,253.82 |
| RM500,000 | RM3,029.90 | RM2,639.18 | RM2,387.08 | RM2,213.87 | RM2,089.69 |
| RM750,000 | RM4,544.85 | RM3,958.78 | RM3,580.61 | RM3,320.81 | RM3,134.54 |
Blended rate for financing above RM750,000 (LPPSA's examples)
| Situation | Final rate | Instalment (35 years; second 30 years) |
|---|---|---|
| First RM800,000 | 4.03% | RM3,557.21 |
| Second RM750,000 (first RM250,000) | 4.17% | RM3,653.05 |
| Second RM250,000 (first RM750,000) | 4.50% | RM1,266.71 |
| First RM1,000,000 | 4.13% | RM4,503.04 |
LPPSA's formula: rate = (A₁ × 4% + A₂ × 4.5%) ÷ amount, where A₁ is the part up to RM750,000 and A₂ the part above it, counted across first and second financing. Joint applicants (husband and wife) are worked out separately.
How it is calculated
- Net income = basic salary + fixed allowances − mandatory deductions.
- Table limit comes from the net income table above (for a second financing, minus the first amount).
- Highest instalment is the lowest of: 60% × (basic + fixed allowances); 80% × net income − other loans; and current take-home pay − 20% × gross income.
- Tenure = 420 months (SPPM 480, second 360), capped at age 90 (pension) or retirement age (EPF).
- Maximum financing = the lowest of the table limit, the amount the highest instalment can repay, and the property price (90% for a second financing while the first is active).
LPPSA's payslip example: basic RM3,371, ITP RM400, ITKA RM250, COLA RM300 (RM4,321 in all), tax RM21, personal loan and Angkasa RM772, zakat and Tabung Haji RM63. Net income RM4,300, table limit RM550,000, highest instalment RM2,592.60, and RM550,000 over 35 years is RM2,435.26 a month.
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LPPSA rules to know
- SPPM (age 30 and under): first financing only, Types 1, 2, 3, 5 (house) and 6, tenure up to 40 years; open until 31 December 2026 (subject to extension).
- Second financing: 100% margin if the first is settled, 90% while it is active, 100% for Type 5 (takeover) and Type 7 (renovation) on the same property.
- Instalment method: LPPSA charges profit on a reducing balance; this calculator uses monthly rests. LPPSA's SmartKira also includes the insurance/takaful interim period, so the official figure can differ slightly.
- Second financing tenure is 360 months under LPPSA's tenure notice (Budget 2019); the 2026 notices do not change it.
- Not a civil servant, or comparing with a bank? Use the Home Loan Calculator. Your pension after retiring: Pension Calculator.
Sources
- LPPSA: 2026 financing improvements and FAQ (25 September 2026)
- LPPSA: Financing limit up to RM1 million
- LPPSA: Eligibility calculation FAQ and SPPM
- LPPSA: Longer financing tenure (Budget 2019)
Disclaimer: An estimate based on LPPSA's rules. Actual approval depends on LPPSA's assessment, the JPPH valuation and your payslip; check with SmartKira LPPSA.
Frequently asked questions
What is the LPPSA financing limit in 2026?
From 4 October 2026 the limit follows net income: RM280,000 for a net income up to RM2,500, rising every RM500 to RM950,000 at RM10,000, and RM1 million for a net income above RM10,000. For example, a net income of RM4,750.00 qualifies for up to RM610,000.
What is the LPPSA profit rate?
4% a year on financing up to RM750,000, and 4.5% only on the part above RM750,000. The final rate is a weighted average: RM800,000 is charged 4.03% and RM1 million 4.13%. The rate is fixed for the whole tenure.
What is the LPPSA monthly instalment for RM100,000?
At 4% on a reducing balance, RM100,000 over 35 years is RM442.77 a month, and over 40 years (SPPM) RM417.94 a month. Scale it to your amount; for example, RM300,000 over 35 years is about RM1,328.32.
How does LPPSA work out eligibility?
Three tests: the instalment may not exceed 60% of basic salary plus fixed allowances, total debts may not exceed 80% of net income, and take-home pay must stay at least 20% of gross income. In LPPSA's own payslip example (RM3,371 basic, RM4,321 gross), the highest instalment is RM2,592.60.
What is the maximum LPPSA tenure?
Up to 35 years (420 months), but not past age 90 on the pension scheme or your retirement age on the EPF scheme. Civil servants aged 30 and under can get 40 years (480 months) under SPPM for applications made until 31 December 2026.
Can I take a second LPPSA financing without settling the first?
Yes, from 4 October 2026, if salary deductions for the first financing have started and there are no arrears. The second financing uses what is left of your limit, with a margin of up to 90% of the property price while the first financing is still active.
What does net income mean in LPPSA's calculation?
Basic salary + fixed allowances (such as ITP, ITKA, COLA and BIW) − mandatory deductions (EPF, SOCSO, income tax, court orders and government housing loans). Zakat, Tabung Haji and savings such as ASB are not counted as mandatory deductions.
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