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Turn the developer’s brochure into real figures before you pay a booking fee: the net price after the bumiputera discount and every rebate, the MOT and legal costs you still bear behind a “free legal, free MOT” banner, and the actual cash you need to complete.
Prefer Bahasa Malaysia? Kalkulator Harga Bersih Rumah Projek Baru
Both fields are labels for your own reference — they are not sent anywhere and do not change the calculation.
The full price in the advertisement or the developer’s price list, before any discount.
Enter 0 if this is not a bumi lot. Rates vary by state and project — check the advertisement or the sales office. This calculator does not assume any rate.
One row per offer: percentage rebate, cash back, early-booking discount. Percentage rebates are computed on the price after the bumiputera discount.
Enter 0 for a cash purchase. The margin is applied to the net price after rebates — see the note beside the results.
Absorbed by the developer?
Tick only what the brochure actually promises. Anything left unticked is counted as your cost.
Land searches, registration and firm charges. No statutory amount exists — enter your firm’s quote. Always your cost, even on a “free legal” package.
Net price after every discount
RM 500,000.00
Estimated cash you need
RM 59,585.00
Downpayment RM 50,000.00 + costs you bear RM 9,585.00
| List price | RM 500,000.00 |
| SPA price (duty & legal fee base) | RM 500,000.00 |
| Net price | RM 500,000.00 |
| Loan (90% of the net price) | RM 450,000.00 |
| Downpayment | RM 50,000.00 |
| Component | Estimated cost | You pay |
|---|---|---|
| Transfer stamp duty (MOT) | RM 0.00 | RM 0.00 |
| SPA legal fee (incl. SST 8%) | RM 4,725.00 | RM 4,725.00 |
| Loan agreement stamp duty | RM 0.00 | RM 0.00 |
| Loan legal fee (incl. subsidiary instruments & SST) | RM 4,860.00 | RM 4,860.00 |
| Disbursements | RM 0.00 | RM 0.00 |
| Total costs you bear | RM 9,585.00 |
Printed:
| List price | RM 500,000.00 |
| SPA price (duty & legal fee base) | RM 500,000.00 |
| Net price | RM 500,000.00 |
| Loan (90% of the net price) | RM 450,000.00 |
| Downpayment | RM 50,000.00 |
| Transfer stamp duty (MOT) | RM 0.00 |
| SPA legal fee (incl. SST 8%) | RM 4,725.00 |
| Loan agreement stamp duty | RM 0.00 |
| Loan legal fee (incl. subsidiary instruments & SST) | RM 4,860.00 |
| Disbursements | RM 0.00 |
| Total costs you bear | RM 9,585.00 |
| CASH NEEDED | RM 59,585.00 |
Planning estimate only — not an official developer quotation, legal bill or LHDN assessment. Stamp duty and legal fees are computed on the SPA price after the bumiputera discount, before rebates (the conservative direction). The loan is computed on the net price after rebates — confirm the margin base with your bank.
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The bumiputera discount reduces the SPA price; rebates do not. A bumi-lot SPA normally records the discounted price as the purchase consideration, so stamp duty and legal fees are computed on that figure. Rebate practice varies — some are written into the SPA, some are paid separately — so this calculator charges duty on the pre-rebate price to avoid understating your cash. If your rebate is in the SPA as a price reduction, the actual duty may be lower.
Licensed-developer purchases only. Legal fees use the HDA Schedule B remission scale under the Solicitors’ Remuneration Order 2023, and the buyer is assumed to be a Malaysian citizen. Buying subsale instead? The Subsale Cash-to-Complete Calculator models that route — full legal-fee scale, deposit timeline and all. Foreign buyers follow different duty rates that neither tool models.
Not included: valuation fees, MRTA/MRTT or MLTA premiums, fire insurance, early maintenance charges and utility deposits. Actual duty is determined by LHDN on stamping; actual fees by the law firm.
This calculator charges duty and legal fees on the SPA price after the bumiputera discount but before rebates. A bumi-lot SPA normally records the discounted price as the purchase consideration, while rebate practice varies from project to project — some are written into the SPA, some are given separately. Computing on the pre-rebate price is the conservative direction: it never understates the cash you need. If your rebate is recorded in the SPA as a reduction of the purchase price, your actual duty may be lower. LHDN determines the actual duty on stamping.
Usually yes. Banks typically assess the financing margin on the net price after discounts and rebates rather than on the full list price, so a 10% rebate also shrinks the maximum loan. This calculator applies the margin to the net price for that reason. The exact basis is your bank’s call — confirm it with your bank officer before committing to a booking.
It varies by state and by project — commonly somewhere between 5% and 15% — and it is set by the developer under each state authority’s conditions, not by a single national rule. This calculator does not assume any rate: enter the percentage stated in the advertisement or quoted at the sales office.
Tick the matching boxes and the calculator shows you. The memorandum of transfer stamp duty is tiered at 1% to 4% of the SPA price, and legal fees follow the Solicitors’ Remuneration Order 2023 scale with the HDA Schedule B remission for developer purchases. Absorptions of those items are real money — but disbursements stay yours even on a "free legal" package, and a first-home buyer under the RM500,000 cap would have paid no transfer or loan duty anyway, which makes "free MOT" worth nothing on an exempt purchase.
Yes, and it is worth checking deliberately. The first-home stamp duty exemption is an absolute cap of RM500,000 on the SPA price with no taper. Because the bumi discount reduces the SPA consideration, a RM520,000 list price with a 7% discount signs at RM483,600 — under the cap, so both transfer duty and loan agreement duty drop to zero for an eligible first-home buyer.
Comparing against a subsale house? The Subsale Cash-to-Complete Calculator works out that route’s cash timeline the same way this page decodes a developer’s offer. Once the net price looks right, price the protection the bank will quote alongside the loan with the MRTA/MRTT Premium Calculator, and see what financing that premium into the loan really costs with the MRTA/MRTT Into-Loan Calculator. Renting the property out instead? Stamp the tenancy with the Tenancy Agreement Stamp Duty Calculator.
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.
Home affordability, instalment, DSR, LTV, legal-fee, stamp-duty and upfront-cost estimates can differ by bank, lawyer, valuer, property type, current policy and actual documents.
Reference basis
This calculator arranges the arithmetic of a developer's offer (list price, bumiputera discount, rebates) and delegates every statutory computation to the stamp duty & legal fee engine: the Stamp Act 1949 (Act 378) First Schedule for duty, and Schedule B of the Solicitors' Remuneration Order 2023 [P.U. (A) 207] for developer-purchase legal fees. The bumiputera discount and rebates are not statutory figures — their rates are set by the developer and each state authority, and are entered by the user.
Key assumptions
Bumiputera discount
User input, applied to the list price
Rates vary by state and project (commonly 5%–15%). The calculator assumes no rate and does not check bumi-lot eligibility.
Stamp duty and legal fee base
SPA price after the bumiputera discount, before rebates
A bumi-lot SPA normally records the discounted price as the purchase consideration. Rebates are not assumed to reduce it — practice varies between projects, and charging duty on the pre-rebate price is the conservative direction that never understates the buyer's cash. Actual duty is determined by LHDN on assessment.
Percentage rebates
Computed on the SPA price after the bumiputera discount
Bumi discount first, then rebates — the usual order in developer quotations. Ringgit rebates are taken as given.
Financing margin
Applied to the net price after rebates
Labelled as bank assessment practice, with advice to confirm the basis with the bank. Not a citation — the relevant BNM instrument is not published on BNM's public site.
Licensed-developer (HDA) purchases only
Schedule B scale, Malaysian citizen
Legal fees use the Schedule B remission and the buyer is assumed to be a citizen. Sub-sale and foreign buyers are directed to the stamp duty & legal fee calculator.
Output scope
A planning estimate of the offer, not an official quotation, legal bill or LHDN assessment.
Official / related sources
Attorney General's Chambers • Checked 23 July 2026
Malaysian Bar • Checked 23 July 2026
Attorney General's Chambers • Checked 23 July 2026