Term home loans (non-flexi)
A term loan is the basic home loan: a fixed monthly instalment over the tenure, with no linked account and limited or no redraw.
It is often the simplest and cheapest structure on fees. It suits buyers who will simply pay the instalment each month and don’t expect to prepay large amounts.
- Packages
- 11
- Banks
- 5
- Lowest published rate
- 4.20%
- Base rate (SBR)
- 2.75%
| Bank / package | Rate | Lock-in | Margin |
|---|---|---|---|
| Bank RakyatHome Financing-iIslamicTerm (non-flexi) | 4.20%SBR + 1.45% (RM300k and above) | None | 95% |
| Bank RakyatHome Mortgage Suite-iIslamicTerm (non-flexi) | 4.20%SBR + 1.45% (RM300k and above) | None | 120% |
| Bank MuamalatSMART Mortgage HOMEIslamicTerm (non-flexi) | 4.45%SBR + 1.70% (PDS illustration); ceiling 10.50% | None | — |
| OCBC MalaysiaCommodity Murabahah Home Financing-i (OCBC Al-Amin)IslamicTerm (non-flexi) | 4.45%SBR + 1.70% (indicative); ceiling profit rate 15% | None | — |
| Bank MuamalatSMART Mortgage Green PLUSIslamicTerm (non-flexi) | On requestRate on request | None | 110% |
| Bank MuamalatSMART Mortgage SJKPIslamicTerm (non-flexi) | On requestRate on request (step-up option) | None | 120% |
| Bank MuamalatSMART Mortgage Skim Rumah Pertamaku PLUSIslamicTerm (non-flexi) | On requestRate on request | None | 110% |
| Bank MuamalatSMART Mortgage Solution (refinancing)IslamicTerm (non-flexi) | On requestRate on request | None | — |
| MaybankHouzKEY (rent-to-own)IslamicTerm (non-flexi) | On requestFloating profit rate | — | 100% |
| Standard Chartered MalaysiaSaadiq My Home-iIslamicTerm (non-flexi) | On requestSBR + spread; ceiling rental rate 9.99% | — | — |
| Standard Chartered MalaysiaStandard Term LoanConventionalTerm (non-flexi) | On requestSBR + spread (floating) | — | — |
Bank Rakyat
Home Financing-i4.20%
IslamicTerm (non-flexi)· Lock-in None · Margin 95%
Bank Rakyat
Home Mortgage Suite-i4.20%
IslamicTerm (non-flexi)· Lock-in None · Margin 120%
Bank Muamalat
SMART Mortgage HOME4.45%
IslamicTerm (non-flexi)· Lock-in None · Margin —
OCBC Malaysia
Commodity Murabahah Home Financing-i (OCBC Al-Amin)4.45%
IslamicTerm (non-flexi)· Lock-in None · Margin —
Bank Muamalat
SMART Mortgage Green PLUSOn request
IslamicTerm (non-flexi)· Lock-in None · Margin 110%
Bank Muamalat
SMART Mortgage SJKPOn request
IslamicTerm (non-flexi)· Lock-in None · Margin 120%
Bank Muamalat
SMART Mortgage Skim Rumah Pertamaku PLUSOn request
IslamicTerm (non-flexi)· Lock-in None · Margin 110%
Bank Muamalat
SMART Mortgage Solution (refinancing)On request
IslamicTerm (non-flexi)· Lock-in None · Margin —
Maybank
HouzKEY (rent-to-own)On request
IslamicTerm (non-flexi)· Lock-in — · Margin 100%
Standard Chartered Malaysia
Saadiq My Home-iOn request
IslamicTerm (non-flexi)· Lock-in — · Margin —
Standard Chartered Malaysia
Standard Term LoanOn request
ConventionalTerm (non-flexi)· Lock-in — · Margin —
Rates are the figures each bank publishes; “On request” means it doesn’t publish one. Estimate only — the bank decides the final rate and approval.
Rates shown are the examples or “as low as” figures each bank publishes on its product page or Product Disclosure Sheet; “On request” means the bank doesn’t publish one. Your actual rate depends on your profile, loan size and lock-in, and is set when you’re approved.Checked 22 October 2026. EstateBuds doesn’t give financial advice; confirm terms with the bank before applying.
Questions people ask
Which banks offer term home loans (non-flexi)?
5 banks: Bank Rakyat, Bank Muamalat, OCBC Malaysia, Maybank, Standard Chartered Malaysia.
What is the lowest published rate for term home loans (non-flexi)?
4.20% for Bank Rakyat Home Financing-i (SBR + 1.45% (RM300k and above)). 7 of 11 packages don’t publish a rate.
Can I make extra payments on a term loan?
Often yes, but on some term loans extra money is treated as advance instalments rather than reducing the principal, and it can’t be withdrawn. Check the product disclosure sheet.