Batu Maung.

M Amaya · Independent analysis

The monthly numbers, worked out plainly.

Choose a layout and the tool starts from its published price. Change the price, the share you borrow, the rate and the term, and it shows the instalment, the maintenance and the rent that would cover both — from the developer's own figures and your inputs, nothing else.

Your scenario

Layout

Opens at the layout's starting price (from RM489K). Enter the price you're quoted.

100%

Opens at 100% so you see the full cost of borrowing. Banks usually lend up to 90% for a first or second home, and up to 70% from the third.

Opens at 3.60%. Use the rate your bank quotes you.

35 years

Up to 35 years; most banks want the loan repaid by age 70.

Only if you plan to let. No rent is published for M Amaya — completion is targeted for 2030, so none has been achieved there yet.

Your estimate

Monthly instalment

RM2,049 a month

Maintenance, incl. sinking fund
RM238
Monthly holding costAlso the rent that would cover both
RM2,287
Loan amount
RM489,000
Your share of the price
RM0
Total interest over the term
RM371,759

If rates move

If rates move
RateInstalmentChange
4.10% RM2,195 +RM145
4.60% RM2,345 +RM295
5.60% RM2,658 +RM609
Or send it with a note

Estimates for planning — not a loan offer, an approval or a forecast. Disclaimer

All five layouts

Five layouts, one set of assumptions.

Each layout at its published starting price, over 35 years at 3.60% a year — financed in full, and at 90%.

Five layouts, one set of assumptions.
LayoutStarting price Instalment, 100% financedInstalment, 90% financed MaintenanceHolding cost, 100% financed
Type A721 sq ft From RM489K RM2,049 RM1,844 RM238 RM2,287
Type B990 sq ft From RM649K RM2,720 RM2,448 RM327 RM3,047
Type C1,211 sq ft From RM802K RM3,361 RM3,025 RM400 RM3,761
Type D1,432 sq ft From RM919K RM3,852 RM3,466 RM473 RM4,324
Type E1,335 sq ft From RM865K RM3,625 RM3,263 RM441 RM4,066

Where rates stand

Home-loan context, as at 25 September 2026.

  • 2.75%

    Bank Negara Malaysia held the Overnight Policy Rate at 2.75% on 3 September 2026. It last moved on 9 July 2025, down 0.25 percentage points; the next decision is due on 5 November 2026.

  • 4.00–4.10%

    A home-loan rate is the Standardised Base Rate — today equal to the OPR — plus the bank's own spread. Published standard examples sit around 4.00–4.10% a year.

  • 90% · 70%

    For a first or second home, banks typically lend up to 90% of the value; from the third housing loan the cap is 70%.

  • 35 · 70

    Terms run up to 35 years, and most banks want the loan repaid by age 70.

Sources: Bank Negara Malaysia; published bank lending-rate disclosures.

How it's worked out

The method, in plain words.

Instalment
The standard annuity formula banks use: the loan, the monthly rate (the annual rate divided by twelve) and the number of months.
Price
The layout's published starting price, or the price you enter.
Maintenance
RM0.33 per square foot a month, including the sinking fund — the developer's stated rate — times the layout's built-up area.
Holding cost
Instalment plus maintenance. It is also the monthly rent at which a let would pay for itself.
Gross yield
Twelve months of the rent you enter, divided by the price, before any costs.
Not included
Loan insurance, quit rent and assessment, utilities, letting and management costs, vacancy and tax.

What no calculator can tell you

Three things only a conversation settles.

  1. 01

    What a bank will lend you

    That depends on your income, your commitments and the bank's own valuation of the unit.

  2. 02

    What M Amaya will rent for

    A building still under construction has no achieved rents. Treat any figure — including the one you enter — as your own assumption.

  3. 03

    Which unit fits your numbers

    Layouts, floors and facings differ. Kevin can show you which units are open in the layouts that fit your budget.

Speak to Kevin

Check your numbers with Kevin.

Send your scenario as it stands. Kevin will go through it with you, layout by layout, and point out anything the arithmetic leaves out.

+6013-3398686Talk it through directly

Kevin Lee

Kevin Lee · REN 14973 · FLP Realty Sdn Bhd · E(1) 1718

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