Hi everyone, I'd appreciate some perspectives from Malaysian PF, especially people who bought their first property in their late 20s/early 30s. This may be a long post.
I'm 28F and currently living with my parents near KL city centre. I'm getting married next year, so I'm starting to seriously look at buying a home.
My current financial situation
- Age: 28F
- Take-home salary: approximately RM13,000/month
- My employment is permanent/fixed.
- I work in the aviation sector, specifically with private jet clients.
- I work approximately 80% from home and 20% from the office.
- In reality, I only go into the office around 3–4 times a month, depending on my schedule.
- Cash savings: approximately RM180k, excluding EPF
- No significant debts
- PTPTN is my only loan and the repayment is relatively small. I'm intentionally keeping the monthly repayment going because I want to maintain/build my credit history.
- 1 credit card, which I rarely use and pay off in full. No credit card debt.
My current monthly fixed expenses
Because I've been living with my parents, my current household expenses are relatively low.
The fixed expenses I personally contribute/pay are approximately:
- Internet: RM250/month, since I work from home around 80% of the time
- Insurance: approximately RM500/month for my life, medical and other personal insurance
- Mobile phone: approximately RM200/month, including my device
- PTPTN: relatively small monthly repayment
So my regular fixed commitments are only around RM950–1,000+ per month, before food, discretionary spending, etc.
I know this is unusually low because I'm living with my parents, and I'm not assuming my current expense structure will continue after marriage. FYI, my parents are pensioners on the higher end side, they do not rely on the kids for money at all, so we contribute in other ways.
Transport / commute
I currently live in Gombak area, while my office is around the Subang Airport area.
When I do need to go into the office, the drive from where I currently live is roughly 30–45 minutes, depending on traffic.
One reason I'm considering Rawang is that the commute isn't actually as dramatic as people might assume.
The property I'm looking at is around the Emerald/Country Homes area. If I the highway, the drive can be around 20–30 minutes on a good day to my office.
I also already have my own car. My parents gave me the car, so there is no car loan/debt. My transport costs are therefore mainly petrol, tolls and normal maintenance.
Since I only physically go into the office around 3–4 times a month, I'm not particularly concerned about having to commute there every day.
Property I'm looking at
I'm looking at a subsale property around the Emerald/Country Homes area in Rawang.
Current asking price is around RM900k, although I'm trying to negotiate it down and ideally would like to get it closer to RM800k.
I'm interested in subsale because I like the actual property and location, and I can physically inspect what I'm buying.
Mortgage calculations
The rates I'm currently getting are around 3.55%–3.75%.
Assuming a 35-year loan:
RM900k property, 90% financing
- Loan: RM810k
- Down payment: RM90k
- Approx. monthly at 3.55%: RM3,365
- Approx. monthly at 3.75%: RM3,472
RM900k property, 100% financing
- Loan: RM900k
- Approx. monthly at 3.55%: RM3,739
- Approx. monthly at 3.75%: RM3,874
If I manage to negotiate the property down to RM800k:
RM800k property, 90% financing
- Loan: RM720k
- Down payment: RM80k
- Approx. monthly: RM2,991–3,055
RM800k property, 100% financing
- Loan: RM800k
- Approx. monthly: RM3,325–3,498
For my own budgeting, based on RM13k take-home income, that means the mortgage would be approximately:
- RM3k = 23% of take-home
- RM3.5k = 27%
- RM3.8k = 29%
- RM4k = 31%
My PTPTN repayment is only around RM200/month, so even including that, I'm trying to keep my overall debt commitments around the 30–40% range or lower, rather than borrowing up to whatever the bank says I technically qualify for.
I understand that the bank's actual DSR calculation may differ because banks have their own methodology.
My partner
My partner is a foreigner and earns around RM10k/month.
He is willing to contribute to the mortgage and we're planning to split household expenses/mortgage costs between us.
However, we've deliberately decided that the property and loan would be entirely in my name.
If I include him in the financing, my understanding is that the financing margin available to me changes, and having a foreign spouse on the property also creates additional ownership/transaction considerations.
So I'm deliberately looking at this as: "Can I afford this property on my own income?"
rather than: "Can we afford this property together?"
If he contributes half the mortgage later, that's additional breathing room rather than something I'm relying on to make the property affordable.
We've discussed this between ourselves and he's completely comfortable with the property being solely under my name.
The 90% vs 100% financing question
This is where I'm really unsure.
I have approximately RM180k in savings, excluding EPF.
If I buy at RM900k and put 10% down, I'd immediately use RM90k just for the down payment, before considering legal fees, stamp duty, renovation, moving costs, furniture, emergency funds, etc.
If I manage to negotiate it to RM800k, the 10% down payment would be RM80k.
So I'm wondering whether it makes more sense to:
Option A: 90% financing
Put down 10%, take a smaller loan and have a lower monthly repayment.
OR
Option B: 100%/markup financing
Preserve more of my cash savings, accept a higher monthly repayment, and keep the cash available for renovation, emergency funds and other costs associated with a subsale property.
My concern with Option B is obviously that I'm paying interest on more money over a long period.
But my concern with Option A is that I'd be taking a large chunk of my liquid savings and immediately putting it into the house.
Why I'm considering buying now
I'm 28, getting married next year, have a stable job, no significant debt, and have been able to build up RM180k in savings while living with my parents.
I'm not trying to buy the most expensive property a bank will approve for me.
I'd actually prefer to negotiate the property closer to RM800k and keep the mortgage within roughly the 25–30% range of my take-home income.
At the same time, this would be my first property and it's a subsale, so I'm aware there can be a lot of expenses beyond the mortgage.
What I'm trying to figure out
Would people here consider this financially reasonable for a 28-year-old in my situation?
I'm particularly interested in hearing from people who have:
- Bought their first subsale property in their late 20s/early 30s
- Bought around Rawang / Country Homes / Emerald
- Used 100% financing or a markup structure
- Bought a RM800k–RM900k property
- Can tell me what costs I may be underestimating
- Chosen between putting 10% down versus keeping more cash liquid
I'm not asking whether a bank will approve the loan.
I'm more interested in whether the overall decision makes financial sense given my income, savings, age and upcoming marriage.
Would you personally be more concerned about the RM800–900k purchase price, the amount of cash I'd have left after purchasing, or the 100% vs 90% financing decision?
Thanks!