Rumah Pertamaku 2026: What Replaced It, State Schemes and How to Apply
Property Lab editorial teamPublished 10 min read
Key points
- Skim Rumah Pertamaku (SRP) closed to new applicants in April 2023; in Malaysia, Cagamas SRP's First Home MGP now offers first-time buyers up to 110% financing in 2026.
- First Home MGP in Malaysia covers first homes up to RM1 million for Malaysian citizens earning up to RM15,000 a month, with 110% financing only on homes up to RM500,000.
- First-time buyers in Malaysia pay no stamp duty on homes up to RM500,000 for SPAs signed by 31 December 2027; Budget 2027 proposes a partial exemption up to RM750,000.
Contents
- Is Skim Rumah Pertamaku still available in 2026?
- What replaced Rumah Pertamaku?
- What is SJKP and who can use it?
- First Home MGP vs SJKP vs PR1MA at a glance
- Why do people search "rumah pertamaku" with a state name?
- Do first-time buyers pay stamp duty in Malaysia in 2026?
- Worked example: 90% vs 100% vs 110% on a RM300,000 home
- How to apply for a first-home scheme in Malaysia
- Frequently Asked Questions
- References
Skim Rumah Pertamaku (SRP), the My First Home Scheme run through Cagamas SRP Berhad, closed in April 2023 and takes no new applicants in 2026. First-time buyers in Malaysia now use its successor, the First Home Mortgage Guarantee Programme (up to 110% financing, income up to RM15,000), or SJKP if they have no fixed salary, plus the first-home stamp duty exemption.
Rumah Pertamaku has ended. Ask a participating bank for First Home MGP if you earn a salary, or for SJKP or SJKP MADANI if you are self-employed. Searches such as "rumah pertamaku Selangor" usually mean a state affordable housing scheme.
Key numbers (as at October 2026)
- Skim Rumah Pertamaku (SRP)Ended Apr 2023
- First Home MGP, top margin110%
- First Home MGP, income capRM15,000
- First Home MGP, price capRM1 million
- SJKP, all repayments vs gross payUp to 65%
- First-home stamp dutyFree to RM500,000
Also called: Skim Rumah Pertamaku or SRP (My First Home Scheme), First Home MGP or FHMGP (First Home Mortgage Guarantee Programme), SJKP (Skim Jaminan Kredit Perumahan, Housing Credit Guarantee Scheme), rumah pertama (first home), margin pembiayaan (margin of financing), duti setem (stamp duty), rumah mampu milik (affordable home).
Is Skim Rumah Pertamaku still available in 2026?
No. In Malaysia, Skim Rumah Pertamaku stopped taking new applications in April 2023; Cagamas SRP's overview says the scheme "concluded in April 2023".
SRP began in 2011: Cagamas SRP guaranteed the first 10% of each loan, so banks could lend 100% of the price. From January 2013, the income limit was RM5,000 a month for one borrower, or RM10,000 for joint borrowers each earning up to RM5,000.
Some official pages, such as the Residensi Wilayah portal's "Skim Rumah Pertama" page, still describe SRP as if it were open, so treat them as history.
What replaced Rumah Pertamaku?
The First Home Mortgage Guarantee Programme (First Home MGP), also from Cagamas SRP, took over from SRP for first-time buyers in Malaysia and lets participating banks lend up to 110% to buyers in the B40 and M40 income groups.
Rules from the First Home MGP product page and its FAQ:
- Who: salaried or self-employed Malaysian citizens aged 18 or above, buying a first home to live in.
- Income: gross monthly income up to RM15,000, single or combined.
- Margin: 100% for homes up to RM1 million; 110% for homes up to RM500,000, with the extra 10% for MRTA or MRTT, legal fees, valuation and stamp duty.
- Tenure: up to 35 years or age 70, whichever comes first.
- Joint loans: immediate family only (spouse, parents, children or siblings), all first-time buyers.
Cagamas SRP charges the buyer nothing; the bank pays the guarantee fee. You still owe the bank the full loan, and refinancing or building on your own land is not covered. An inherited home does not count as your first home under this programme.
What is SJKP and who can use it?
SJKP (Skim Jaminan Kredit Perumahan) is a government-backed guarantee scheme in Malaysia for first-time buyers without a fixed salary or payslip, such as gig workers, though salaried buyers can apply too.
The SJKP eligibility page asks for Malaysian citizenship from age 18, a first new, subsale or auction home to live in, total repayments within 65% of gross monthly income, no CCRIS arrears over two months in the last 12 months, and no other bad credit record in 24 months.
- SJKP: financing up to RM500,000, including MRTA or MRTT, legal and valuation fees.
- SJKP MADANI: up to RM360,000, covering up to 100% of the price plus up to 20% for insurance, fees, renovation and furniture.
- Tenure and fees: up to 35 years, two-generation loans allowed; no SJKP fee, and you apply at a bank branch.
SJKP's own pages show no income cap, but Bank Islam sets RM11,000 a month per applicant and a RM300,000 property limit for SJKP MADANI. If you searched "rumah pertama Madani", SJKP MADANI is the closest official scheme we found.
First Home MGP vs SJKP vs PR1MA at a glance
| Scheme | Run by | Price/loan cap | Income cap | Top margin |
|---|---|---|---|---|
| SRP (closed) | Cagamas SRP | RM500,000 | RM10,000 | 110% |
| First Home MGP | Cagamas SRP | RM1m price | RM15,000 | 110% |
| SJKP | SJKP Berhad | RM500,000 loan | RM11,000* | 100% + costs |
| SJKP MADANI | SJKP Berhad | RM360,000 loan | RM11,000* | 120% |
| PR1MA homes | PR1MA | RM100k-400k | RM2,500-15,000 | 110% |
SRP: rules per Cagamas (2022) and the Residensi Wilayah portal; 110% only for incomes up to RM5,000 and homes up to RM300,000. *Bank Islam's limit per applicant. First Home MGP: 110% only up to RM500,000. PR1MA: 110% from its panel banks; a PR1MA home can be a first or second home. Banks still run their own credit checks.
Why do people search "rumah pertamaku" with a state name?
SRP was one national scheme with no state version, so searches such as "rumah pertamaku KL" or "rumah pertamaku Johor" usually mean state affordable housing: price-controlled homes for eligible buyers within set income limits.
| Scheme | Area | Run by | Price cap | Income cap |
|---|---|---|---|---|
| Rumah Selangorku | Selangor | LPHS | RM250,000 | RM14,500 |
| Residensi Wilayah | Fed. Territories | JWP | RM300,000 | RM10k / RM15k |
| RMMJ | Johor | Johor state | Check portal | Check portal |
Rumah Selangorku (LPHS, Lembaga Perumahan dan Hartanah Selangor): Types A to E cost RM42,000 to RM250,000, with income caps from RM3,500 (Type A) to RM14,500 (Types D and E); no home in Selangor already; resale after 5 years with state consent. Residensi Wilayah (JWP, Jabatan Wilayah Persekutuan): age 21 or above, born, living or working in a Federal Territory (Kuala Lumpur, Putrajaya or Labuan); RM10,000 single or RM15,000 married; 10-year resale ban. Rumah Mampu Milik Johor (RMMJ): criteria sit on the state housing portal, which we could not read.
For Perak, Kedah, Negeri Sembilan, Penang, Sabah and other states, we found no official page with current caps, so ask the state housing agency. Financing is separate (Residensi Wilayah calls it the buyer's own affair), so a state home can be paired with First Home MGP or SJKP.
Do first-time buyers pay stamp duty in Malaysia in 2026?
Malaysian citizens buying a first home with a market value of up to RM500,000 pay no stamp duty on the transfer or the loan agreement, for sale and purchase agreements signed by 31 December 2027, law firm Skrine reports.
Budget 2027, tabled on 9 October 2026, goes further. Its tax measures propose a full exemption up to RM500,000 and, for homes up to RM750,000, a full exemption on the first RM500,000 and half the duty on the rest, for SPAs signed from 1 January 2027 to 31 December 2030. It stays a proposal until it is passed and gazetted. Our stamp duty and cost of buying guide has the full rates.
The budget speech also says SJKP will provide up to RM20 billion in guarantees for about 80,000 first-time buyers, mainly the self-employed, and announces at least 2,500 Rumah MADANI units in Belfield, Kuala Lumpur.
Worked example: 90% vs 100% vs 110% on a RM300,000 home
On a RM300,000 first home in Malaysia, a 110% loan instead of a 90% loan removes the RM30,000 down payment and covers up to RM30,000 of entry costs, but adds about RM284 a month.
| Margin | Loan (RM) | Down payment | Monthly (RM) | Total interest |
|---|---|---|---|---|
| 90% | 270,000 | RM30,000 | 1,277.79 | RM266,673 |
| 100% | 300,000 | RM0 | 1,419.77 | RM296,303 |
| 110% | 330,000 | RM0 | 1,561.75 | RM325,934 |
Illustrative, our calculation. Assumes 4.50% a year (Bank Islam's effective profit rate for SJKP financing up to RM300,000, October 2026), 35 years. Under First Home MGP, the top 10% may only fund entry costs.
The first-home exemption saves RM5,000 on the transfer (1% of the first RM100,000 plus 2% of the next RM200,000) and 0.5% of the loan on the loan agreement: RM1,350, RM1,500 or RM1,650 for the three loans, so RM6,350 to RM6,650 in all (our calculation). To use EPF Akaun Sejahtera savings for the down payment, see our EPF housing withdrawal guide; for how much a bank will lend, see our DSR and home loan eligibility guide.
A 110% loan is not free money. You borrow more and pay more interest for up to 35 years, so check the instalment fits your budget first.
How to apply for a first-home scheme in Malaysia
- Confirm you are a first-time buyer: you and any co-borrower must not own a home now; check how your scheme treats past or inherited homes.
- Pick the scheme: First Home MGP for incomes up to RM15,000, SJKP or SJKP MADANI without a fixed payslip, or a state scheme for a price-controlled home.
- Find a home within the cap: for Rumah Selangorku or Residensi Wilayah, register on the state portal first.
- Prepare documents: IC copy, SPA or booking form and receipt, 3 months of payslips or 6 months of bank statements, and your latest EPF statement or tax return.
- Apply at a participating bank: name the scheme at the branch. The Cagamas SRP directory lists Affin Bank, Affin Islamic, Bank Muamalat, BSN, Public Bank, Public Islamic, RHB Bank and RHB Islamic.
- Sign and claim the exemption: after approval, ask your lawyer to claim the first-home stamp duty exemption on the transfer and loan.
Frequently Asked Questions
Is Skim Rumah Pertamaku still open?
No, it closed to new applicants in April 2023, and Cagamas SRP now offers the First Home Mortgage Guarantee Programme in its place.
What is the income limit for First Home MGP?
Gross pay of RM15,000 a month at most, counted alone for one applicant or added together for joint applicants, who must be close family.
Can a first-time buyer get 110% home financing in Malaysia?
Yes, under First Home MGP a bank may lend 110% on a home of RM500,000 or less, with the top 10% for costs like insurance, legal fees and valuation.
Can I get a home loan without a payslip?
Yes, SJKP accepts bank statements, a business licence or a JKKK or village head letter as proof of income, if all your repayments stay within 65% of gross monthly income.
Is there a Rumah Pertamaku scheme for KL, Selangor or Johor?
There is no state version of SRP; buyers in those states look at Residensi Wilayah, Rumah Selangorku or RMMJ for cheaper homes and then pick a national financing scheme.
Do I pay stamp duty on my first home in 2026?
A Malaysian citizen buying a first home worth up to RM500,000 pays none on the transfer or loan agreement if the SPA is signed by the end of 2027, and Budget 2027 proposes a partial exemption up to RM750,000.
Can two friends apply together under First Home MGP?
No, Cagamas SRP allows joint applicants only if they are immediate family, such as a spouse, parent, child or sibling, and each one must meet the rules.
References
- Cagamas SRP Berhad: OverviewUsed for SRP concluding in April 2023, SPB in October 2020, and the move to First Home MGP and Green MGP.
- Cagamas SRP: First Home Mortgage Guarantee ProgrammeUsed for margins, price and loan caps, the RM15,000 income cap, tenure, the PR1MA exception and who pays the guarantee fee.
- Cagamas SRP: Frequently Asked QuestionsUsed for joint applicants, inherited homes, refinancing, entry costs, full liability and no fee to buyers.
- Cagamas SRP: How to ApplyUsed for age 18, the application steps and the documents list.
- Cagamas SRP: Participating Financial InstitutionsUsed for the eight institutions listed on 27 October 2026.
- Cagamas SRP: Enhanced Skim Rumah Pertamaku effective January 2013 (PDF)Used for the 2011 start, the 10% guarantee, 100% financing and the RM5,000 / RM10,000 income limits.
- Cagamas: Top Participating Banks Recognised for Skim Rumah Pertamaku (15 April 2022)Used for the SRP price cap of RM500,000 and the RM10,000 household income limit.
- SJKP: Kelayakan (eligibility)Used for age, first home, the 65% repayment limit and credit record rules.
- SJKP: Skim Jaminan Kredit PerumahanUsed for the RM500,000 financing limit, tenure and two-generation loans.
- SJKP: Skim SJKP - MADANIUsed for the RM360,000 limit and the 100% plus 20% guarantee.
- SJKP: Soalan Lazim (FAQ)Used for applying at bank branches, no SJKP fee to borrowers and the child's minimum age.
- SJKP MADANI brochure (PDF)Used for income documents for self-employed buyers.
- Bank Islam: SJKP and SJKP MADANI home financingUsed for the RM11,000 income cap per applicant, the RM300,000 property limit, the 120% margin and the 4.50% rate in the example.
- Ministry of Finance: Budget 2027 speech (PDF)Used for the RM20 billion SJKP guarantees and the Belfield Rumah MADANI units.
- Ministry of Finance: Budget 2027 tax measures, Appendix 16 (PDF)Used for the proposed first-home stamp duty change to 2030.
- Skrine: Five stamp duty exemption orders extended (2 January 2026)Used for the current first-home exemption to 31 December 2027.
- LHDN: Stamp duty guideline, First Schedule of the Stamp Act 1949 (PDF)Used for the transfer duty scale in the example.
- 3E Accounting: Malaysia stamp dutyUsed for the 0.5% loan agreement duty.
- LPHS eHartanah: FAQ (Rumah Selangorku)Used for Rumah Selangorku prices, income caps by type, the Selangor ownership rule and the 5-year resale rule.
- Residensi Wilayah: Soalan Lazim (FAQ)Used for age, residence and income rules, the 10-year resale ban and financing being the buyer's own affair.
- Residensi Wilayah: Skim Rumah PertamaUsed for the RM300,000 price cap and the old SRP criteria still shown there.
- PR1MA: Eligibility for a PR1MA homeUsed for the RM2,500 to RM15,000 income band and first or second home rule; the PR1MA FAQ and financial assistance pages were read for the RM100,000 to RM400,000 price range and 110% panel bank financing.
Schemes, caps and bank terms change, so check Cagamas SRP, SJKP, LHDN, your state housing portal and your bank for the latest wording.
General information only, not legal, tax or financial advice. Ask your bank and lawyer to confirm which scheme, margin and exemption apply to the home you are buying.
Sources
- First Home Mortgage Guarantee Programme (First Home MGP) — Cagamas SRP Berhad
- Overview (SRP concluded in April 2023) — Cagamas SRP Berhad
- Skim Jaminan Kredit Perumahan - Kelayakan — Syarikat Jaminan Kredit Perumahan Berhad (SJKP)
- Budget 2027 Tax Measures, Appendix 16: Review of Stamp Duty Exemption for the Purchase of First Residential Home — Ministry of Finance Malaysia
- Five stamp duty exemption orders extended (2 January 2026) — Skrine
- Rumah Selangorku FAQ — Lembaga Perumahan dan Hartanah Selangor (LPHS)
General information only, not legal, tax or investment advice. Rules and rates change; check the official source linked below before you act.
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