在许多人心中，买房是一件人生大事。在琳琅满目的选择里挑出一个自己最喜欢，最适合的房子是一件艰难的事情。但是事实上，在给了房产定金（Booking Fee）后，申请贷款才是他们在购房路上真正艰难的阶段。 Click Here for English Version 随着购房人数不断上升，尽管市面上有不少售卖中的新项目（New Project），可惜好的楼盘却屈指可数。好物自然多人抢，除了单位选择变少，贷款者需要注意每一个新项目在各个银行里可贷款的总数额是有限度的（Quota）。简单来说，银行内部都会作风险评估，决定好总共可以批准多少数额的款项，这就是所谓的融资（End Financing，简称EF）。如果超过了限定的贷款数额，那么银行就不会再批准这个项目更多的房屋贷款了。所以，就算下定了的单位，也可能会因为融资到达限度而无法申请特定银行的贷款了。 不过，购买者也可以到其他还有额度的银行再申请房屋贷款。值得一提的一点是，有些银行的分行（Branch）会有比较高的贷款限度。所以，很多发展商都会建议购买者使用他们指定的银行人员或分行（Panel Banker）以增加贷款批准率。而且在实际操作上，如果那银行的融资已达限度，其实发展商是可以跟银行申请提高数额。 买房除了要小心融资限度之余，更重要的是贷款人申请贷款时向银行所提交的资料。其实申请房屋贷款并不是一件很容易的事情，只要有某些细节没有处理好，都有可能会拉底成功率，严重的话可能会出现贷款申请被拒绝（Loan Reject）的情况。在提交申请贷款所需要的资料时，银行会优先审查贷款者的偿债比率（Debt Service Ratio，简称DSR） 什么是偿债比率（DSR）？ 偿债比率其实是其中一个标准，让银行来衡量跟计算贷款者是否有能力负担申请的贷款数额。通过贷款者一个月的净收入还有每个月需要偿还的款项，银行可以清楚了解这个申请者的偿还贷款的能力。 除了偿债比率，银行也可以通过中央信用资讯系统记录（Central Credit Reference Information System，简称CCRIS）和信贷资讯服务（Credit Tip-Off Service，简称CTOS）来评估申请者的信用评分（Scoring）和还款准时度。 怎样计算偿债比率（DSR）？ 其实在提交贷款申请之前，申请者是可以先自行大略计算自己的偿债比率是否过关。它的算法很简单，就是以一个月所需要偿还的债务（Commitment）除以一个月的净收入（Net Income）再乘以100%，就可以了解自身财务上大略的偿债比率。 算偿债比率（DSR）计算方程式 现阶段算出来的偿债比率（DSR）只是显示申请者现在一个月里所需偿还的债务占了月收入里的多少百分比（%）罢了。 如果想要申请房屋贷款，那在债务的总数里需要加入想要贷款的房子一个月供期的数额。 *以上列表为净收入范围内相对应的最高DSR，以及大约一个月最高可负担债务和最高房价。 只要计算结果不超过指定的DSR%，那么申请者申请房屋贷款的第一步就通过了！反之，超过了指定的DSR%，那么可能会出现贷款申请被银行拒绝的情况。 不过有一点需要注意，每家银行的DSR门槛都皆有不同，而且特定的工作领域或是偏高的薪水，银行对DSR的接受度会更高，也就是银行贷款的第一步更容易通过。 举例1 如果我们一个月的净薪水是RM 3000，现有总债务是RM 600，假设我们今天要购买的房子一个月供期为RM 1200。 总结：偿债比率（DSR）为60%，那么在偿债比率这个部分，我们的是通过了。 举例2 如果我们一个月的净薪水是RM 3000，现有总债务是RM 1000，假设我们今天要购买的房子一个月供期为RM 1200。 总结：偿债比率（DSR）为73.33%，超过了原本指定的60%，那么银行可能会拒绝我们的贷款申请，因为在DSR计算中，银行发现我们的现有财务状况可能无法负担申请的贷款数额。 那么当遇到DSR不达标的情况，其实银行会先向申请者提出几个方案（取决于各个银行的政策）再决定要不要拒绝这份申请： 申请者可以先还清部分债务以降低债务数额而降低偿债比率的百分比。如：车贷，现有房贷，信用卡债，个人贷款（Personal Loan），PTPTN等 最大限度增加净收入数额。如：租房收入，额外的生意收入（只有部分银行能接受）等 需要展示现有总存款的数额 与家人联名，如：爸爸妈妈，妻子，兄弟姐妹等 如果申请者无法满足银行的部分或所有方案，那么银行只能拒绝这份申请，而这也可能导致申请者在半年内无法再申请房屋贷款。 不过申请者先别灰心，可以先尝试多几家银行，毕竟每家银行的DSR门槛皆有不同，有时候银行A虽然不批准的贷款，银行B不一定会拒绝。 DSR里的总债务包含了什么？ 总债务数额包含了跟银行或是跟一些政府机构借的钱如房屋贷款（Housing Loan），汽车贷款（Car Loan），国家高等教育基金局贷学金（Perbadanan Tabung Pendidikan Tinggi Nasional，简称PTPTＮ），信用卡未还清的债务（Credit Card Outstanding），个人贷款（Personal Loan）还有透支（Overdraft）。 不过，不包括个人保险，跟私人借贷的钱，朝圣基金（Tabung Haji）跟政府债卷（Goverment Bond）如土著信托基金（Amanah Saham Bumiputera，简称ASB） 总债务一览表 DSR里的总收入包含了什么？ 不同工作性质的人的总收入计算会有所不同。打工一族（Employee）的月薪（Monthly Income），固定津贴（Fixed Allowance），佣金（Commission）以及分红（Bonuses）都可以纳入总收入里。不过每个银行对于分红的定义不一样，所以不一定每一家银行都会把分红纳入总收入里。 打工一族（Employee）收入一览表 而自雇人士或是老板（Self-Employed/Employer）的总收入包含了公司的营收（Turnover），公司的分红，董事酬金（Director Fee），以及如果是上市公司，或者持有股份超过50%，那每个月的薪水可以纳入计算内之。 自雇人士/老板（Self-Employed/Employer）收入一览表 至于其他收入如股票红利，定期存款的利息，其他投资的利息/粉红以及租金（各个银行都有不同的算法，一般不会直接拿100%的数额算入总收入里）都能算入各个岗位工作的总收入里。 举例3 在这个例子里，个人保险是不算入总债务里的，所以DSR为57.14%，不超过大部分银行为净月薪RM 3500设的DSR门槛的60%。所以，以银行的审查角度里，贷款者是有能力负担申请的房屋贷款。只要个人资料没有任何问题，那么这份房屋贷款是很大可能性会被批准的。 举例4 每个月收到租客（Tenant）缴付的租金（Rental Fee），许多家银行只会拿其中的50%算入总收入里（每家银行计算的%会有所不一样，有的会更高）。 而信用卡拖欠的款项，银行通常只会提取信用卡总欠款数额的5%算进DSR里的总债务（有少数银行计算的方法会有所不一样）。如果每个月有定时还清信用卡，没有任何拖欠的款项，那么在总债务里信用卡的部分将填写RM 0。 从图表中可以看到，加入了未来房屋贷款的数额后，我们的DSR达到了74.4%，超过了DSR门槛的70%。那么，银行可能会先审查我们是否有能力承担这笔贷款。到最后，银行或许会因为我们的个人资料佳而批准贷款：也可能因为个人资料不好 除了要管理好自己的财务状况，让收入还有债务平衡，当想要买房子的时候，也必须要了解自己未来能负担的房屋贷款的供期以及自身可购买价格多少的房子。 想要更简单快速地知道自己可以负担多少数额的供期以及可以购买价格多少的房子？欢迎到CarrotProperty.com 点击"Check Loan"。只需回答3个简单的问题，就能马上得到您想要的答案！ Related Link: www.carrotproperty.com/CheckLoan 免责声明：本网站所提供的资料和意见属一般性质的参考信息，并不构成任何财务或法律建议。 CarrotProperty将致力于在需要时更新网站。但是，网站上的信息可能会在不另行通知的情况下更改。尽管我们已尽一切努力确保所提供的信息准确无误，但个人还是不得依赖这些信息作出财务或法律方面的决策。在做出任何决定之前，我们建议您咨询相关专业人士，以根据您的情况和个人需求制定最适合您的解决方案。 CarrotProperty在任何时候都不保证本网站所含信息的准确性、可靠性或完整性，包括第三方提供的信息。除了在法律上规定不能排除的责任， CarrotProperty及其员工不承担本网站上的任何错误、遗漏、或信息接收人和任何其他人因此遭受的任何损失或损害的任何责任。

Purchasing a house is definitely one of the most important events in lives of many. Choosing the best out of the vast available offers is a tough mission. And yet, the toughest comes with the housing loan application process. Click Here for Chinese Version Even though new housing projects increase due to the increase in the number of potential buyers, yet number of good quality houses are limited, as they are definitely the hot cakes and attracts more buyers. House buyers must take note that the quotas of a certain housing project in every bank are set and limited. In shorter terms, End Financing (EF) shall apply after risk evaluations, banks shall decide on the total financing amount to be allocated to a certain project. Exceeding the quotas of EF, banks shall hence stop granting any financial loans on such project. Therefore, failure in getting housing loans is not an uncommon scene. Nevertheless, house buyers can try out other banks of which quotas are still available. For your attention, some branches may have higher quotas than others; and hence, to enhance higher chances of loan approvals, many developers suggest getting loans from their panel bankers. On practical operations, developers may request an increment shall the quotas reach a limit. Besides the quotas shall be observed, house buyers must be extra cautious with the submitting of their personal documents. In fact, housing loan application process is not that simple. Any nitty-gritty over-looking shall reduce the success rate in the approval or even worse, results in loan rejection. Bankers will first examine the Debt Service ratio, in short DSR, of the applicant. What is DSR? DSR is one of the criterion which banks use to calculate the capability of a loan applicant to return their debts in terms of their debts and income ratio. Besides DSR, there are other measures used, such as Central Credit Reference information system (CCRIS), and Credit tip-off service (CTOS) to evaluate the scoring of the applicant, and the punctuality of such. How is DSR Calculated? In fact, house buyers can carry out an estimated DSR of their own before applying for housing loan. It is simple, the formula is as follows: DSR = TOTAL COMMITMENT / TOTAL NET INCOME x 100% Formula for Debt Service Ratio (DSR) The above formula merely shows the monthly percentage % of current debt borne by the applicant. For housing loan application approving purposes, the monthly housing loan must hence be added too *The table above shows the highest DSR of different monthly income groups and the probable maximum Allowable Commitment and also the maximum possible affordable price of the house. To be able to pass the first level of housing loan application, the calculation outcome must not exceed the DSR, otherwise, the loan may not be approved. A kind reminder here: the DSR thresholds for banks differ. It is definitely higher with higher income groups or certain natures of occupations, which also means easier approval from the bank. Example 1 Let’s take RM3,000 as the monthly net income and RM600 as the total commitments. And if looking at a monthly house loan instalment of RM1,200, it worked out as below: Conclusion: the DSR calculated = 60%, that shows the DSR in this case has passed. Example 2 Let’s take RM3,000 as the monthly net income and RM1,000 as the total commitments. And if looking at a monthly house loan instalment of RM1,200, it worked out as below: Conclusion: the DSR calculated = 73.33%, which exceeded the 60% limit, that shall possibly result in the refusal of loans from banks, due to the financial status suggests that such loan may not be affordable. When DSR fails, banks usually shall provide some alternatives (solely subject to different banks), before final deciding on whether to reject the application, they maybe as followed: - Applicant may pay off some or part of their existing loans in order to reduce their DSR. For example: Car loan, Credit Card loan, personal loan, PTPTN etc. Maximize the net income. For example: Rental collection, extra business income (banks accept only certain business income) Show some savings to the bank if necessary. Buy house under joint names with family. For example: father, mother, spouse or siblings. Failing in practising the above, banks shall stand a chance to reject such applications. This may also lead to the incapability of applying housing loans within the next half a year. Nevertheless, do not give up yet. Applicants may still attempt on other banks as the thresholds may be different, they may still stand a chance whilst bank A rejects does not imply that Bank B will reject either. What Does Total Commitments Comprise in DSR? The total commitments amount comprises loans from banks and Government, for examples: housing loans, car loans, Perbadanan Tabung Pendidikan Tinggi Nasional in short PTPTN, Credit card outstanding, personal loans and also overdraft. Somehow, the above excludes: Personal insurance, loan from private party, Tabung Haji, Government Bond, for example: Amanah Saham Bumiputera, ASB. Commitments Comprise in DSR What Does Total Net Income Comprise in DSR? The computation of Net Income differs with job category or nature. Employees’ monthly income shall comprise Fixed allowance, commission, and bonuses. But the definitions of bonus are not the same with different banks, hence not all banks will include bonus as part of the total net income. Employee's Income Self-employed/ Employer income includes Company turnover, dividends or bonus and also Director Fee. But shall take note that only director who holds more than 50% of the company shares (or listed company) is taken into account. Self-Employed/Employer's Income Remark: Different banks shall compute differently on Dividends, interests earned from Fixed Deposits and other interest, bonuses or rental earned. As such, the above mentioned may not be computed 100% into the net income. Example 3 In the above example, personal insurance is not included. Hence, DSR = 57.4% Most banks set a 60% DSR for earners of monthly net income of RM3500, thus, banks shall take into considerations that the applicants are able to afford such loan. As long as the personal documents are clear and complete in good order, the above loan is very likely to be approved. Example 4 Many banks will take only 50% of the Rental collected from tenant into Net Monthly income. Some banks, maybe more. Credit card outstanding shall make up about 5% (differ too with different banks) of the total credit card outstanding. If user pays up full monthly, then it is taken as RM0 in the commitments. From the above table, it clearly shows that the DSR is 74.4% after future housing loan is added, which is obviously exceeding the 70% threshold and hence, banks shall carry out reviews on the ability to clear the loan, and at the end, the applications may be either approved or rejected subjecting on how complete or well-ordered the personal documents are submitted. Besides to well manage our personal financial status, making both ends meet; we must also carefully consider and understand our capability in paying off the loans and also in choosing the right housing price which we can afford. Looking for an easier way to know the price of the house or the monthly instalment that you can afford? Visit our website carrotproperty.com and click the "Check Loan" button. The result will be shown instantly to you with just 3 simple steps! Related Link: www.carrotproperty.com/CheckLoan DISCLAIMER: Information provided on this website is general in nature and does not constitute financial or lawful advice. CarrotProperty will endeavour to update the website from time to time, information provided may be updated or removed without prior notice. Even though we have strived hard to ensure the provision of information is accurate and up to date, individuals are advised not to rely solely on the information provided to make their financial or investment decisions. We strongly advised individuals to seek professional opinions in accordance with their individual needs before making any such decision. CarrotProperty shall not be liable to the accuracy, reliability or integrity of information on the website, including information provided by third parties. Except insofar as any liability under statute cannot be excluded, CarrotProperty, its employees shall not be held responsible for any error, omission or information on resulting of any loss or damage suffered by the recipient or any other person.

家，是人们生活中最基本的需求，也是最重要的避风港。在人的一生，总会有需要购买房子的时候。从前在马来西亚，每当人们想要买房子的时候，都会优先考虑购买已经建好的房子。除了因为在以前的时代，发展商都是把房子建好后才开始售卖，人们也比较向往自己亲眼所见胜过幻想。 Click Here for English Version 而近几年来，市面上慢慢出现了许多房产是还在建筑中就开始售卖了。发展商察觉现在社会上存在着一些群体，尤其是年轻人时没有能力缴付买房子所需要的头期（Down P ayment）的。所以，为了减轻他们现阶段买房的负担和提高他们买房的欲望，发展商推出了很多诱人的优惠，如免头期配套，现金回扣（Cashback）和送家私等。这样，就算是没能力一次过出很多现金的人也能购买房子，而且还给了他们更多时间去存钱。 而购买还在建造中的房子（Under Construction Property）的人，除了有能力者能够一次付清房子的钱，基本上人们都会选择跟银行贷款买房。这样，人们只需要等房子建好后才开始给供期。可是，银行愿意贷款给购买者买房，还等房子建好后再让他们给钱，自然购买者需要付出一些代价的！ 自古以来，银行都是靠利息为生的。现在大部分银行65%的净利润都是来自人们平日付给银行的利息。所以，除了贷款上附带的贷款利息以外，为了降低银行投资在还在建造中的房产和贷款者身上的风险，贷款者需要多付一笔建筑利息，Progressive Interest。 什么是Progressive Interest？ Progressive Interest是建筑利息，意思就是房子建造到哪一个阶段，那银行会根据政府制定的Housing Development Act（HDA）里的Schedule H和Schedule G，按照里面备注的建筑阶段（Construction Stage）来拨款给发展商后。 Schedule H：用于仅占整个建筑物一部分的分层房产，普遍为Strata Title的产业。 Schedule G：用于带地房产，普遍为Individual Title的房产。 简单来说，就是“房子建到多少，就拿多少钱”。而拨款给发展商之后，银行会向贷款者收取相应的建筑利息，也就是建筑利息（Progressive Interest）。 *只要是Under HDA的房产，基本上都会使用同样的Schedule H/Schedule G 很多人会以为建筑利息（Progressive Interest）的衍生主要是为了让银行多赚一笔钱。可事实上，它的衍生对于银行跟购买者都是属于一个平等，相互利益的状态。简单来说，就是银行帮购买者先出了多少钱，那购买者就需要为此付出多少利息。这样，购买者就能先买下自己喜欢的房子，而且等到房子建好后再每个月给供期，而不需要等房子建好后再去选择那剩下寥寥无几的单位。不仅如此，他们还能以现在的价格买下几年后已经起价了的房子。 总结来说，只要是跟银行贷款买房的人，都必须要付建筑利息（Progressive Interest）。 那有什么方法是可以让买家不需要给建筑利息（Progressive Interest）呢？答案是：只要用现金全款买房，那没跟到银行贷款自然就不需要缴付任何利息了。可是全款买房的话，小心被马来西亚内陆纳税局（LHDN）盯上！ Progressive Interest怎么算？ 除了需要根据Schedule H/G来计算每个月需要给多少的利息，其实Progressive Interest也有特定的公式（Formula）来计算的。 *天数会根据相关月份/年份的总天数调整 举例1 如果我们今天买了一间500K的房子，跟银行贷款的贷款利息为3.2%，而房子现在的进度到了Stage 2(a) 那在建筑进度还没到Stage 2(b)之前，贷款者每个月需缴纳大约RM131.51的建筑利息（Progressive Interest）给银行。 举例2 如果我们今天买了一间500K的房子，跟银行贷款的贷款利息为3.2%，而房子现在的进度到了Stage 2(b) 那在建筑进度还没到Stage 2(c)之前，贷款者每个月需缴纳大约RM328.77的建筑利息（Progressive Interest）给银行。 *以上是贷款者一个月大概需缴付的建筑利息（Progressive Interest） 然而，建筑利息（Progressive Interest）的总数是无法计算的，因为建筑利息（Progressive Interest）是累积型的。 建筑进度慢：建筑利息（Progressive Interest）给比较多 建筑进度快：建筑利息（Progressive Interest）给比较少 不过，社会上确实存在无法负担每个月需要付一笔建筑利息（Progressive Interest）的人。所以，有些银行推出了一些配套，让一些新项目（New Project）的建筑利息（Progressive Interest）直接算进贷款者未来的供期里，这样在房产还没建造好之前就不需要先“供”房子了。 那市面上有哪些还在建造中（Under Construction）的新项目（New Project）？欢迎点击下方链接以获取更多相关资讯。 www.carrotproperty.com 免责声明：本网站所提供的资料和意见属一般性质的参考信息，并不构成任何财务或法律建议。 CarrotProperty将致力于在需要时更新网站。但是，网站上的信息可能会在不另行通知的情况下更改。尽管我们已尽一切努力确保所提供的信息准确无误，但个人还是不得依赖这些信息作出财务或法律方面的决策。在做出任何决定之前，我们建议您咨询相关专业人士，以根据您的情况和个人需求制定最适合您的解决方案。 CarrotProperty在任何时候都不保证本网站所含信息的准确性、可靠性或完整性，包括第三方提供的信息。除了在法律上规定不能排除的责任， PropertyGuru及其员工不承担本网站上的任何错误、遗漏、或信息接收人和任何其他人因此遭受的任何损失或损害的任何责任。

HOME is a fundamental need in our daily life, houses are as important as harbours to ships. In life, the need of purchasing a house exists somehow. We, Malaysians would be thinking of ready-built houses in the past when we wanted to buy one, the very reason being was, the developers would sell their houses only when completed and ready, another reason was purchasers wished to eye witness their homes, it would be much realistic and satisfactory than only imagining. Click Here for Chinese Version But there have been practices selling houses in the midst of construction periods these years. Deevelopers realize that there are certain communities, especially the young who might not be able to pay for their down payments. As such, the introduction of selling in advance is to assist in reducing their current burden and also to enhance the desire in purchasing. Meanwhile convincing packages like free down payment, cashback and complimentary furniture etc… have been in light. Hence, even those who are not capable in paying up a big sum could be able to buy their houses, moreover, this practice allows them more time to save up too. Purchasers of under construction property And hence, leaving aside those who have the wealth to pay up at once, most purchasers choose to get housing loans from banks, under such scenarios, people only start paying their instalments when their houses are ready; such convenience granted by banks deserves certain prices, of course. From olden days till now, banks survive on interests charged. As much as 65% of the banks’ profit comes from the daily interests they earn from their customers. So, banks shall charge a progressive interest in addition to the base interest of the loan in order to secure their risks in under construction property. What Is Progressive Interest? Progressive interest is simply interest casts on stages of constructions. Amounts of loans as stated per such stages will only be released to the Developer in accordance with Schedule H, and Schedule G of the Government HDA (Housing Development Act). Schedule H: Applies to levelled buildings with STRATA TITLE Schedule G: Applies to landed properties with INDIVIDUAL TITLE In layman term, the banks only pay the relevant amount according to the construction stage completed. And after which, an interest (On such amount paid) shall be imposed to the purchaser, and that is the PROGRESSIVE INTEREST. Remarks: Basically, all properties under HDA shall engage the same Schedule H/Schedule G. There has been a faulty concept that the PROGRESSIVE INTEREST is an extra charge which benefits the banks. In fact, it is a mutual benefit to both purchasers and banks, on the same stand. It is as simple as you pay the interests as the bank pays the developer in advance, this in term secure your chance in getting your preferred property first before starting to pay for the instalments; this in turn gives you better options, rather than only a few leftovers. Do not forget that you pay for the present price, and not the future increased amount for your house. In short, those who ever purchase a property with bank loan, must pay for the progressive interests. So, how can progressive interest be avoided? Only when you pay up cash without any loan from any bank!! But, be aware of the LHDN, they might be eyeing on you! Progressive Interest Calculation Instead of calculating interest by referring to Schedule H or Schedule G, there is a standard formula in PROGRESSIVE INTEREST calculating too. Number of days is adjusted to the total number of days to related month/year Example 01 Take for example, we purchased a house of 500k, with the bank interest rate of 3.2% and the progress of it is at stage 2(a), the calculation will go as follow: Hence, before the construction hits stage 2(b), the loan applicant needs to pay for an RM131.51 PROGRESSIVE INTEREST to the bank. Example 02 Take another example, we purchased a house of 500k, with the bank interest rate of 3.2% and the progress of it is at stage 2(b), the calculation will go as follow: Hence, before the construction hits stage 2(C), the loan applicant needs to pay for an RM328.77 PROGRESSIVE INTEREST to the bank. Remarks: The above table shows the estimated Progressive Interest that the loan applicant needs to pay on monthly basis to the bank. However, the total amount of Progressive Interest can not be calculated. This kind of interest is counted cumulatively. Slow construction progress: Pay more Progressive Interest Fast construction progress: Pay less Progressive Interest Some of the Progressive Interest for new projects is directly calculated into the future instalments, this will ensure the purchaser need not “pay” before the project accomplishes. What are the under construction new projects in the market? To get more detailed information, you are welcomed to click on the below link: www.carrotproperty.com DISCLAIMER: Information provided on this website is general in nature and does not constitute financial or lawful advice. CarrotProperty will endeavour to update the website from time to time, information provided may be updated or removed without prior notice. Even though we have strived hard to ensure the provision of information is accurate and up to date, individuals are advised not to rely solely on the information provided to make their financial or investment decisions. We strongly advised individuals to seek professional opinions in accordance with their individual needs before making any such decision. CarrotProperty shall not be liable to the accuracy, reliability or integrity of information on the website, including information provided by third parties. Except insofar as any liability under statute cannot be excluded, CarrotProperty, its employees shall not be held responsible for any error, omission or information on resulting of any loss or damage suffered by the recipient or any other person.