Artikel TokeyRumah

Kos beli rumah pertama di Kuching 2026

7 Oktober 2026 · Pasukan TokeyRumah

Deretan rumah teres di kawasan perumahan

Foto: Habib Ilmi / Unsplash

Membeli rumah pertama di Kuching perlu bermula dengan angka yang jelas. Rumah yang nampak sesuai di Matang, Batu Kawa, Petra Jaya atau Samarahan berhampiran Kuching masih boleh jadi berat jika deposit, duti setem, yuran guaman dan kos pindah masuk tidak dikira dari awal. Pasukan kami biasanya susun perbualan pembeli begini: berapa ansuran bulanan yang selamat, berapa tunai yang tersedia, dan dokumen apa yang bank atau LPPSA perlu lihat.

Panduan ini untuk jual beli rumah sahaja. Ia panduan umum untuk pembeli di Kuching dan seluruh Sarawak, bukan nasihat kewangan atau undang-undang. Angka cukai dan skim kerajaan boleh berubah; semak sumber rasmi terkini sebelum tandatangan SPA.

Bajet tunai sebelum pilih rumah

Kos pertama yang orang nampak ialah deposit. Untuk rumah subsale, pembeli lazimnya perlu menyediakan sejumlah deposit apabila tawaran diterima dan baki ketika SPA ditandatangani. Jumlah sebenar ikut rundingan, syarat penjual, kelulusan pinjaman dan nasihat peguam. Jangan bayar deposit hanya kerana iklan nampak murah; minta terma booking bertulis dan pastikan nama penerima bayaran jelas.

Selain deposit, sediakan tunai untuk carian, duti setem jika tidak dikecualikan, yuran guaman, valuation, insurans/takaful, pindah masuk, deposit utiliti dan kerja baik pulih kecil. Untuk strata, semak juga penyelenggaraan, sinking fund dan tunggakan. Jika anda masih membandingkan kawasan, halaman Kuching boleh digunakan bersama FAQ supaya soalan asas seperti dokumen, loan dan timeline tidak tertinggal.

Duti setem SPA/MOT dan loan agreement

Duti setem dikenakan ke atas surat cara, bukan sekadar “transaksi”. Untuk pindah milik hartanah, kadar ad valorem di bawah Akta Setem 1949 ialah berperingkat: 1% bagi RM100,000 pertama, 2% bagi RM100,001 hingga RM500,000, 3% bagi RM500,001 hingga RM1 juta, dan 4% bagi bahagian melebihi RM1 juta. Perjanjian pinjaman perumahan biasanya dikenakan duti setem 0.5% daripada jumlah pinjaman.

Pengecualian duti setem pembeli rumah pertama diperuntukkan melalui Perintah Duti Setem (Pengecualian) P.U.(A) 53/2021 dan P.U.(A) 54/2021. Perintah ini meliputi rumah kediaman pertama bernilai sehingga RM500,000, dengan SPA ditandatangani antara 1 Januari 2021 dan 31 Disember 2025, bagi pembeli warganegara yang tidak pernah memiliki rumah. Ucapan Belanjawan 2026 (Lampiran 15) melanjutkan pengecualian duti setem 100% ini bagi rumah pertama sehingga RM500,000 untuk SPA yang ditandatangani sehingga 31 Disember 2027, tertakluk kepada Perintah yang diwartakan. Kerajaan juga mengumumkan pelepasan cukai pendapatan individu ke atas bayaran faedah pinjaman rumah kediaman pertama bagi SPA 1 Januari 2025 hingga 31 Disember 2027; ini berbeza daripada pengecualian duti setem P.U.(A) 53/2021 dan 54/2021. Anggap semua pelepasan dan pengecualian sebagai item wajib semak dengan peguam atau LHDN, bukan automatik untuk semua pembeli (disemak 7 Okt 2026).

Yuran guaman, deposit dan valuation

Yuran guaman untuk jual beli dan dokumen pembiayaan merujuk Perintah Saraan Peguam Cara 2023. Untuk transaksi harta tak alih, jadual menyatakan kadar seperti 1.25% bagi RM500,000 pertama tertakluk minimum RM500, kemudian 1% bagi RM7 juta seterusnya; bagi bahagian melebihi RM7.5 juta, fi tertakluk kepada rundingan tetapi tidak melebihi 1% daripada lebihan itu. Jumlah invois sebenar boleh berbeza kerana SST, disbursement, carian rasmi, pendaftaran, courier dan kerja tambahan.

Bank mungkin memerlukan penilaian untuk rumah subsale. Jika nilai yang diterima bank lebih rendah daripada harga jualan, jumlah pembiayaan mungkin terjejas dan pembeli perlu berbincang semula dengan bank, penjual atau peguam. Ini sebabnya harga rumah pertama tidak patut dipilih hanya kerana ansuran dalam kalkulator nampak lepas.

HDAS, SJKP dan LPPSA

HDAS ialah Housing Deposit Assistance Scheme oleh Kerajaan Sarawak melalui HDC. Laman rasmi HDC menyatakan skim ini untuk kumpulan B40 dan M40 Sarawak bagi pemilikan rumah pertama, dengan bantuan deposit 10% atau maksimum RM10,000 untuk pembelian rumah mampu milik daripada pemaju berdaftar, atau bina rumah atas tanah sendiri melalui SPK/SPS (disemak 7 Okt 2026).

SJKP pula ialah Skim Jaminan Kredit Perumahan Kerajaan Malaysia. Laman rasmi SJKP menyatakan HCGS mempunyai had pembiayaan sehingga RM500,000 termasuk jumlah pembiayaan prinsipal, MRTA/MRTT, LTHO, yuran guaman dan valuation fee. SJKP-MADANI pula dinyatakan sehingga RM360,000, termasuk sehingga 100% harga rumah, MRTA/MRTT, LTHOT, yuran guaman, yuran penilaian, kos ubah suai dan pembelian perabot/kelengkapan rumah, tertakluk kepada syarat skim dan institusi kewangan panel (disemak 7 Okt 2026). Skim ini boleh membantu pembeli berpendapatan tetap atau tidak tetap, tetapi bank tetap menilai kemampuan.

Untuk penjawat awam, LPPSA ialah laluan yang perlu dipertimbangkan. FAQ LPPSA menyatakan ansuran bulanan tidak melebihi 60% gaji pokok dan elaun tetap, jumlah hutang tidak melebihi 80% pendapatan bersih, dan gaji bersih peminjam sekurang-kurangnya 20% daripada pendapatan kasar. Pembiayaan diluluskan tertakluk kepada angka terendah antara harga hartanah, penilaian JPPH, jumlah dipohon dan kelayakan maksimum.

Langkah ringkas sebelum buat tawaran

Mula dengan bajet bulanan yang selamat, bukan angka maksimum. Sediakan IC, slip gaji atau bukti pendapatan, penyata bank, EPF, rekod cukai jika ada, dan senarai komitmen. Untuk peniaga kecil atau kerja gig, susun penyata bank dan bukti pendapatan lebih awal kerana bank perlu melihat aliran masuk yang konsisten.

Sebelum booking, semak status title, lokasi, akses jalan, risiko banjir, kos repair dan syarat jualan. Pastikan tawaran bertulis menyebut harga, jumlah booking, tempoh pinjaman, apa yang termasuk dan tarikh SPA. Untuk kenal pasukan kami sebelum berbincang, boleh baca Tentang TokeyRumah. Satu lagi perkara praktikal ialah simpan sedikit buffer selepas kunci diterima. Rumah pertama biasanya memerlukan kos kecil yang tidak masuk quotation bank: grill, langsir, tukar kunci, pembersihan, paip bocor, suis rosak atau perabot asas. Jika semua tunai digunakan untuk deposit, pembeli mudah tertekan pada bulan pertama selepas pindah.

Hubungi kami

Sumber

  1. LHDN, Stamp Duty introduction and Stamp Act guidance. www.hasil.gov.my/en/duti-setem/pengenalan-duti-setem/
  2. LHDN, Stamp Act 1949 PDF. www.hasil.gov.my/wp-content/uploads/20240101-akta-setem-1949
  3. LHDN, Perintah & Penerangan Duti Setem. www.hasil.gov.my/en/duti-setem/perintah-penerangan-duti-sete
  4. Laws of Malaysia / AGC, Solicitors’ Remuneration Order 2023. lom.agc.gov.my/act-detail.php?act=166&lang=BI
  5. HDC Sarawak, Housing Deposit Assistance Scheme (HDAS). hdc.sarawak.gov.my/web/subpage/webpage_view/163
  6. SJKP official site. sjkp.com.my/en
  7. SJKP, Housing Credit Guarantee Scheme features. www.sjkp.com.my/en/hcgs/scheme-features
  8. LPPSA, Guideline for Financing Application. www.lppsa.gov.my/en/panduan-permohonan-pembiayaan
  9. LPPSA, eligibility calculation FAQ. myfinancing.lppsa.gov.my/en/faq4
  10. MOF Budget Portal. belanjawan.mof.gov.my/ms/
  11. MOF, Ucapan Belanjawan 2026, Lampiran 15 / Budget 2026 Speech, Appendix 15. belanjawan.mof.gov.my/pdf/belanjawan2026/ucapan/ub26.pdf

Articles TokeyRumah

First-home buying costs in Kuching 2026

7 October 2026 · TokeyRumah team

Rows of terrace houses in a housing area

Photo: Habib Ilmi / Unsplash

Buying a first home in Kuching should start with clear numbers. A house in Matang, Batu Kawa, Petra Jaya or Samarahan, near Kuching can look right, but the purchase becomes stressful if deposit, stamp duty, legal fees and moving costs are not planned early. Our team usually starts with three questions: what monthly instalment is safe, how much cash is ready, and what documents will the bank or LPPSA need.

This guide covers buying and selling only. It is general guidance for Kuching and Sarawak buyers, not legal or financial advice. Tax and government-scheme figures may change; check current official sources before signing the SPA.

Cash budget before choosing a home

The first cost most buyers notice is the deposit. For a subsale home, buyers commonly need to place an initial amount when the offer is accepted and pay the balance when the SPA is signed. The exact structure depends on negotiation, seller terms, financing approval and the lawyer’s advice. Do not pay simply because a listing looks attractive; ask for written booking terms and confirm who receives the money.

Set aside cash for searches, stamp duty where no exemption applies, legal fees, valuation, insurance or takaful, moving costs, utility deposits and small repairs. For strata property, check maintenance charges, sinking fund and arrears. If you are comparing locations, the Kuching page and FAQ can help you keep the basic loan, document and timeline questions in view.

Stamp duty on the SPA/MOT and loan agreement

Stamp duty is imposed on instruments, not just on the idea of a transaction. For property transfers, the Stamp Act 1949 sets tiered ad valorem rates: 1% on the first RM100,000, 2% from RM100,001 to RM500,000, 3% from RM500,001 to RM1 million, and 4% on the portion above RM1 million. A housing loan agreement is commonly stamped at 0.5% of the loan amount.

The first-home stamp duty exemption is set out in the Stamp Duty (Exemption) Orders P.U.(A) 53/2021 and P.U.(A) 54/2021. These orders cover a first residential home priced up to RM500,000, with the SPA signed between 1 January 2021 and 31 December 2025, for citizen buyers who have never owned a home. The Budget 2026 speech (Appendix 15) extends this 100% stamp duty exemption for first homes up to RM500,000 to SPAs signed up to 31 December 2027, subject to the gazetted Order. The Government also announced individual income tax relief on first-home loan interest for SPAs from 1 January 2025 to 31 December 2027; this is different from the stamp duty exemptions under P.U.(A) 53/2021 and P.U.(A) 54/2021. Treat all reliefs and exemptions as compulsory checks with a lawyer or LHDN, not automatic benefits for every buyer (checked 7 Oct 2026).

Legal fees, deposit and valuation

Legal fees for sale, purchase and financing documents refer to the Solicitors’ Remuneration Order 2023. For immovable property transactions, the schedule includes rates such as 1.25% on the first RM500,000, subject to a RM500 minimum, then 1% on the next RM7 million; for the portion above RM7.5 million, the fee is negotiable but capped at 1% of the excess. The final bill may differ because SST, disbursements, official searches, registration, courier and extra work are separate.

A bank may require valuation for a subsale home. If the value accepted by the bank is lower than the sale price, financing may be affected and the buyer should discuss the position again with the bank, seller or lawyer. This is why a first home should not be chosen only because an instalment calculator looks comfortable.

HDAS, SJKP and LPPSA

HDAS is the Housing Deposit Assistance Scheme by the Sarawak Government through HDC. HDC’s official page says it supports Sarawak B40 and M40 first-home ownership, with deposit assistance of 10% or up to RM10,000 for affordable housing from a registered developer, or building on own land through SPK/SPS (checked 7 Oct 2026).

SJKP is the Malaysian Government’s Housing Credit Guarantee Scheme. The official SJKP site states that HCGS financing can be up to RM500,000, including principal financing, MRTA/MRTT, LTHO, solicitor’s fee and valuation fee. SJKP-MADANI is stated at up to RM360,000, including up to 100% of the house price, MRTA/MRTT, LTHOT, solicitor’s fee, valuation fee, renovation costs and purchase of home furnishing/fittings, subject to scheme terms and participating financial institutions (checked 7 Oct 2026). It may help buyers with fixed or non-fixed income, but banks still assess affordability.

For civil servants, LPPSA is a route to consider. LPPSA’s FAQ states that monthly instalments must not exceed 60% of basic salary and fixed allowances, total debt must not exceed 80% of net income, and net salary must be at least 20% of gross income. Approval is subject to the lowest of property price, JPPH valuation, amount applied for and maximum eligibility.

Simple steps before making an offer

Start with a safe monthly budget, not the maximum possible amount. Prepare your IC, payslips or income proof, bank statements, EPF, tax records if available, and a list of commitments. For small business owners or gig workers, organise bank statements and income evidence early because lenders need to see consistent inflow.

Before booking, check title status, location, road access, flood risk, repair cost and sale terms. A written offer should state price, booking amount, financing period, inclusions and SPA deadline. To understand the team before discussing a purchase, read About TokeyRumah. Another practical point is to keep a buffer after key handover. A first home often brings small costs outside the bank quotation: grilles, curtains, lock changes, cleaning, leaking pipes, faulty switches or basic furniture. If all cash is used for deposit, the first month after moving can feel unnecessarily tight.

Contact us

Sources

  1. LHDN, Stamp Duty introduction and Stamp Act guidance. www.hasil.gov.my/en/duti-setem/pengenalan-duti-setem/
  2. LHDN, Stamp Act 1949 PDF. www.hasil.gov.my/wp-content/uploads/20240101-akta-setem-1949
  3. LHDN, Perintah & Penerangan Duti Setem. www.hasil.gov.my/en/duti-setem/perintah-penerangan-duti-sete
  4. Laws of Malaysia / AGC, Solicitors’ Remuneration Order 2023. lom.agc.gov.my/act-detail.php?act=166&lang=BI
  5. HDC Sarawak, Housing Deposit Assistance Scheme (HDAS). hdc.sarawak.gov.my/web/subpage/webpage_view/163
  6. SJKP official site. sjkp.com.my/en
  7. SJKP, Housing Credit Guarantee Scheme features. www.sjkp.com.my/en/hcgs/scheme-features
  8. LPPSA, Guideline for Financing Application. www.lppsa.gov.my/en/panduan-permohonan-pembiayaan
  9. LPPSA, eligibility calculation FAQ. myfinancing.lppsa.gov.my/en/faq4
  10. MOF Budget Portal. belanjawan.mof.gov.my/ms/
  11. MOF, Ucapan Belanjawan 2026, Lampiran 15 / Budget 2026 Speech, Appendix 15. belanjawan.mof.gov.my/pdf/belanjawan2026/ucapan/ub26.pdf