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Mortgage protection calculator
Banks routinely offer to add the MRTA or MRTT premium to the home loan, which removes a large bill at completion. That convenience is not free: the premium is financed like the rest of the loan, so interest or profit is charged on it for the whole tenure. Enter the premium you were quoted to see both sides of that trade.
Sources reviewed 15 July 2026
Added to your instalment if the premium goes into the loan
RM 66.42
Over the full tenure that premium costs RM 27,894.81, which includes RM 12,894.81 of interest or profit you would not pay in cash.
The single premium or contribution the bank or provider quoted you. This tool does not estimate it.
The rate on the facility the premium would be added to.
A capitalised premium is normally amortised over the remaining loan tenure.
Optional. Add it to see the instalment before and after the premium is included.
Paying cash needs more money at completion but nothing is charged on the premium afterwards.
Financing the premium keeps cash at completion, and the cost of that convenience is the interest or profit charged on it for 35 years.
This increase matches the premium-only instalment shown above, because the instalment on a reducing-balance loan is proportional to the amount borrowed. Small differences are rounding.
Printed:
Premium quoted
RM 15,000
Loan rate
4.00%
Tenure
35 years
Original loan
RM 500,000
| Item | Pay cash | Into the loan |
|---|---|---|
| Upfront cash | RM 15,000.00 | RM 0.00 |
| Added monthly payment | RM 0.00 | RM 66.42 |
| Total paid for the premium | RM 15,000.00 | RM 27,894.81 |
| Extra interest / profit | RM 0.00 | RM 12,894.81 |
| Original instalment | RM 2,213.87 |
| New instalment once MRTA/MRTT is included | RM 2,280.29 |
| Monthly increase | RM 66.42 |
Educational estimate only, not an official MRTA/MRTT quotation. The real rate, tenure and premium depend on your bank and the insurer or takaful operator.
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Important note
This calculation is an estimate for education and early planning only. Actual results can differ according to your inputs, current policies, official documents, contracts, rates, charges and the methods used by the relevant provider. Check with the official authority or institution before making a financial decision.
The premium and protection-cost estimate is not an official quotation. The actual amount depends on age, cover amount, term, health, underwriting, the bank and the insurance or takaful provider.
Reference basis
Every figure here is derived from values you enter. The calculator holds no provider pricing: it applies a standard reducing-balance amortisation to the premium you were quoted, at the rate and tenure you supply.
Key assumptions
Premium is user input
The calculator does not generate a premium. It starts from a figure the bank, insurer or takaful operator already quoted.
Default financing rate
4.00% per year.
Default tenure
35 years.
Amortisation basis
The financed premium is amortised on a reducing-balance basis over the tenure entered, which is how a capitalised premium is normally treated.
Result scope
The output is the cash-versus-financed cost difference only. It is not a policy benefit review and not an eligibility check.
The headline number is the extra monthly payment, and it is usually small enough to look harmless. The figure that decides the question is the extra interest or profit, because that is money paid for timing alone — nothing about your cover improves by financing it.
Cash is cheaper in total, and completion is exactly when cash is scarcest. Legal fees, stamp duty, valuation and moving costs land in the same weeks. A larger total cost you can actually pay beats a smaller one that empties your buffer, so treat this as a cashflow decision rather than a pure cost comparison.
It does not price cover, test eligibility or model underwriting. It does not know whether your bank will actually allow the premium to be capitalised, or over what period — some allow it only within the margin of finance, and that limit is set by the bank rather than by arithmetic. Confirm the terms in writing before deciding.
Source basis
Product features vary by provider. These sources support the general explanations on this page; your Product Disclosure Sheet, certificate, policy and letter of offer remain the documents that govern your plan.
Maybank Malaysia / Etiqa Life Insurance
Provider description of reducing mortgage assurance and its death/TPD purpose.
Etiqa Family Takaful / Maybank Malaysia
Current product disclosure for a single-contribution family takaful plan covering death and TPD, including surrender and Shariah concepts.
Maybank Malaysia / Etiqa Family Takaful
Current Malaysian example showing that providers may use CLTT, rather than MLTT, for level-term mortgage takaful.
Maybank Malaysia / Etiqa Family Takaful
Provider description of Shariah-compliant reducing mortgage takaful.
OCBC Malaysia
Side-by-side provider descriptions of reducing and level term assurance.
CIMB Malaysia
Example of a Malaysian home-loan package that can include financing for MRTA/MLTA and related costs.
PIDM
Official explanation of eligible insurance and takaful benefit protection if an insurer member fails.
Bank Negara Malaysia Shariah Advisory Council
Primary regulatory reference explaining tabarru, wakalah and participant risk funds in takaful.
Estimate a planning range for mortgage protection and see the cost of financing the premium into your home loan.
See how capitalising a single premium changes your loan balance, monthly instalment and total financing cost.
Put reducing cover and level cover side by side on cost, monthly impact, cash value and the coverage gap.
Prefer Bahasa Malaysia? Use the Kalkulator MRTA/MRTT Masuk Loan Rumah.
Content review
If you spot an incorrect fact, formula, figure or link on this page, send a short report so we can review it.
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