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Mortgage protection calculator
Estimate an early planning range for Mortgage Reducing Term Assurance or Takaful from your home-loan amount, tenure and age. If you plan to include the premium in the facility, the calculator also shows the added instalment and total financing cost.
Sources reviewed 15 July 2026
Enter the loan or financing amount, not the property price.
1–40 years for this scenario tool. This is not a provider eligibility range; a longer cover period can increase the premium.
18–70 years for this scenario tool. This is not a provider entry-age range; actual underwriting uses more than age alone.
MRTT is Shariah-compliant mortgage takaful.
Note: the scenario rate used here is the same for MRTA and MRTT, so switching this does not change the estimate. Real rates differ between insurers and takaful operators — enter your own quoted rate below to compare.
Internal scenario default: 3.50%. This is not market pricing. If you have a written premium quote, derive the comparable percentage as premium ÷ loan amount × 100.
Illustrative MRTT premium at 3.50%
RM 17,500.00
Budgeting estimate only. This is not a quote, approval or underwriting decision.
These are transparent internal scenario assumptions, not observed market rates, provider pricing tables or eligibility rules.
Planning note
This can be a meaningful upfront cost. Compare paying cash with capitalising the premium into the facility.
Actual premiums or contributions depend on the provider, age, health, underwriting, covered amount, term, joint-life structure and optional riders.
Printed:
Loan amount
RM 500,000
Tenure
35 years
Age
35
Paid by
Cash
| Low estimate (2.75%) | RM 13,750.00 |
| Mid estimate (3.50%) | RM 17,500.00 |
| High estimate (4.75%) | RM 23,750.00 |
| Your rate (3.50%) | RM 17,500.00 |
Educational estimate only, not an official MRTA/MRTT quotation. The rate used is a DuitMap budgeting heuristic, not a market rate. Actual premiums or contributions depend on the provider, age, health, underwriting, covered amount, term and product structure.
Saved in this browser on this device only. Nothing is sent to a DuitMap server, and it will not appear on another phone or browser. For a copy you can share, use Share link or Download Excel at the top.
No scenarios saved on this device yet.
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
The default percentage bands are editable internal scenario assumptions, not observed provider pricing. The tool does not model medical underwriting, exclusions, joint-life allocation or product-specific benefits.
Key assumptions
Age bands
Suggested rates are built from banded age ranges rather than an individual underwriting assessment.
Term adjustment
A longer term raises the suggested rate relative to a shorter one.
Override with a real quote
Where a bank, insurer or takaful operator has already quoted, that figure should be entered instead — it beats any estimate here.
Financed premium
Where the premium is added to the loan, the calculator also shows the interest or profit cost of financing it.
Real pricing can change with age, health disclosures, smoking status, occupation, loan size, cover term, joint-borrower structure, medical underwriting and optional riders. Two quotes are comparable only when they cover the same people, amount, term and events.
Source basis
The two Acts listed first set the legal limit on how a product may be sold to you. Everything after them is a product description, and product features vary by provider — so your Product Disclosure Sheet, certificate, policy and letter of offer remain the documents that govern your own plan.
Attorney General's Chambers (lom.agc.gov.my)
Paragraph 5 of Schedule 7, read with subsection 124(1), bars a financial service provider from exerting undue pressure on, or coercing, a consumer into taking one financial product as a condition of getting another. It does not say a lender may never require mortgage protection. Breach: up to five years imprisonment or up to RM10 million or both, and subsection 124(5) obliges Bank Negara to refer a paragraph 5 complaint to the Malaysia Competition Commission. AGC publishes the updated text in Malay.
Attorney General's Chambers (lom.agc.gov.my)
The Islamic mirror that governs MRTT and Islamic home financing. Paragraph 5 of its Schedule 7, read with subsection 136(1), is word for word the same prohibition as Act 758, with the same penalty. AGC publishes the updated text in Malay.
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.
No. It is a transparent budgeting estimate. Actual provider pricing depends on underwriting, health, age, cover amount, term, product design, joint-life structure and optional benefits.
DuitMap does not have provider underwriting tables. The percentage is an editable internal scenario assumption, not observed market pricing. If you have a written premium quote, derive the comparable percentage as premium divided by loan amount, multiplied by 100.
Yes, for early budgeting. The tool applies the same transparent cost heuristic to either selection; it does not claim that conventional assurance and takaful are priced identically by providers.
When the premium is added to the housing facility, interest or profit is charged on it over the selected period. A small monthly increase can add up over a 30- or 35-year tenure.
Understand reducing versus level cover, insurance versus takaful, and the questions to ask before accepting a plan.
Compare conventional mortgage assurance with Shariah-compliant mortgage takaful for a Malaysian home purchase.
See how capitalising a single premium changes your loan balance, monthly instalment and total financing cost.
Prefer Bahasa Malaysia? Use the Kalkulator Anggaran Premium MRTA/MRTT.
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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