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A subsale house has no developer rebates to decode — the challenge is timing: earnest money when the offer is accepted, the balance deposit at SPA signing, the equity balance at completion, and the stamp duty, legal and valuation costs around them. Work out the real cash, stage by stage, before you sign anything.
Prefer Bahasa Malaysia? Kalkulator Tunai Beli Rumah Subsale
The price agreed with the seller. LHDN assesses duty on the higher of this price and the market value.
Paid when the offer is accepted, as part of the deposit. Common market practice is 2%–3% — not a legal requirement; adjust to your case.
Including the earnest money. Commonly 10% at SPA signing.
Enter 0 for a cash purchase. If the bank’s valuation comes in below the price, the margin is computed on the lower value — enter your effective margin.
Lawyers may discount up to 25% on subsale transactions — it is real money, so ask. (The discount is not permitted on purchases from a developer.)
Banks require a formal valuation on subsale. Licensed valuers’ fees follow the profession’s scale — this calculator assumes no figure; enter the quote from your bank or valuation firm.
Land searches, registration and firm charges. No statutory amount exists — enter your firm’s quote.
Total cash you need
RM 63,432.50
Equity RM 50,000.00 + costs RM 13,432.50
| Stage | What is paid | Amount |
|---|---|---|
| Offer accepted | Earnest deposit (3%) | RM 15,000.00 |
| SPA signing | Balance deposit (to 10%) | RM 35,000.00 |
| Completion | Equity balance (price − loan − deposit) | RM 0.00 |
The loan of RM 450,000.00 (90% of the purchase price) is paid by the bank directly to the seller or the lawyers at completion — it is not your cash, but the instalments start after that.
| Transfer stamp duty (MOT) | RM 0.00 |
| SPA legal fee (incl. SST 8%) | RM 6,750.00 |
| Loan agreement stamp duty | RM 0.00 |
| Loan legal fee (incl. subsidiary instruments & SST) | RM 6,682.50 |
| Valuation fee (your quote) | RM 0.00 |
| Disbursements | RM 0.00 |
| Total costs | RM 13,432.50 |
Printed:
| Purchase price | RM 500,000.00 |
| Offer accepted — Earnest deposit (3%) | RM 15,000.00 |
| SPA signing — Balance deposit (to 10%) | RM 35,000.00 |
| Completion — Equity balance (price − loan − deposit) | RM 0.00 |
| Loan (90% of the purchase price) | RM 450,000.00 |
| Transfer stamp duty (MOT) | RM 0.00 |
| SPA legal fee (incl. SST 8%) | RM 6,750.00 |
| Loan agreement stamp duty | RM 0.00 |
| Loan legal fee (incl. subsidiary instruments & SST) | RM 6,682.50 |
| Valuation fee (your quote) | RM 0.00 |
| Disbursements | RM 0.00 |
| Total costs | RM 13,432.50 |
| TOTAL CASH NEEDED | RM 63,432.50 |
Planning estimate only. The earnest/deposit split is editable market practice, not a legal requirement. Actual duty is determined by LHDN on the higher of the purchase price and market value; the valuation fee follows your valuer or bank’s quote — no figure is assumed.
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The earnest/deposit split is practice, not law. 2%–3% at the offer and 10% at the SPA are market convention — both are editable above, and your agreement is what binds.
No valuation fee is assumed. The valuers’ professional scale exists under its statutory regime, but this calculator does not quote it — enter the actual quote from your bank or valuation firm.
Subsale, Malaysian citizens only. Legal fees use the full scale (with the discretionary discount up to 25%) and duty follows the Stamp Act 1949. Buying from a developer instead? Use the New Launch Net Price Calculator.
Not included: estate agent fees (normally the seller’s), MRTA/MRTT premiums, fire insurance, completion-date apportionments of quit rent, assessment and maintenance charges, and moving-in costs.
In common Malaysian practice: earnest money of around 2–3% when your offer is accepted, the balance of the deposit (usually to 10% in total) when the sale and purchase agreement is signed, and the rest of your equity — the price minus the loan and the deposit — around completion, when the bank releases the loan to the seller. The professional costs (stamp duty, legal fees, valuation) fall due while the documents are processed. The split is market practice rather than law; your agreement is what actually binds.
A purchase from a licensed developer gets the HDA Schedule B remission — the scale fee is reduced to between 75% and 50% by price band. A subsale purchase pays the full scale under the Solicitors’ Remuneration Order 2023. The counterweight is that only subsale transactions may receive the discretionary discount of up to 25% from the lawyer, which this calculator lets you apply — it is real money, so ask for it.
On the higher of the purchase price and the market value. If you negotiated below market, expect the duty assessment to come back on the valuer’s figure rather than your price. This calculator computes on the price you enter, so a below-market bargain may attract slightly more duty than shown.
Banks require a formal valuation on subsale purchases and licensed valuers charge according to their profession’s statutory fee scale. This calculator deliberately does not assume that figure — enter the quote from your bank or the valuation firm, and the calculator carries it into the total. Nothing is estimated on your behalf.
Yes. The exemption is not limited to new launches — a Malaysian citizen buying their first residential property within the price cap qualifies on a subsale purchase too, and it removes both the transfer duty and the loan agreement duty. The cap is absolute with no taper, and a subsale price is negotiable — if you are close to the cap, renegotiating can zero both duties.
Buying a new launch instead? The New Launch Net Price Calculator decodes a developer’s offer sheet the same way this page decodes a subsale timeline. Once the purchase is settled, price the mortgage protection the bank will quote with the MRTA/MRTT Premium Calculator, and if you are letting the property out, 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 subsale cash timeline (offer, SPA, completion) and delegates every statutory computation to the stamp duty & legal fee engine: the Stamp Act 1949 (Act 378) First Schedule for duty, and the full scale of the Solicitors' Remuneration Order 2023 [P.U. (A) 207] for subsale legal fees, with the discretionary discount that Order permits. The deposit split and the valuation fee are not statutory figures in this calculator — both are entered by the user.
Key assumptions
Earnest/deposit split
Defaults 3% / 10%, both user inputs
Common market practice, not a legal requirement. The actual agreement governs; the calculator only arranges the arithmetic.
Stamp duty base
The purchase price entered
LHDN assesses on the higher of the purchase price and market value. If the valuation exceeds the price, actual duty is higher than shown.
Legal fees
Full First Schedule scale, with a 0–25% discretionary discount
Subsale gets no Schedule B remission, but the Order permits a discount of up to 25% — capped at that ceiling here.
Valuation fee
User input only — no default value
The valuers' professional scale exists under its statutory regime but its primary text could not be obtained during this audit (the LPPEH portal is unreachable), so no figure is assumed. Enter the bank's or firm's quote.
Financing margin
Computed on the purchase price entered
If the bank's valuation is lower than the price, the margin is computed on the lower value — users are advised to enter their effective margin.
Subsale, Malaysian citizens only
Foreign buyers and developer purchases are directed to other calculators
Output scope
A planning estimate of the cash timeline, not a lawyer's completion statement.
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