Buyer's Guide · COSTS

How much cash do you really need for a RM500k condo?

Q: Is the deposit really 10%?

Usually, on a subsale, assuming a 90% loan margin. Investors or third properties may need a bigger deposit as the margin drops.

Q: Do first-time buyers get stamp-duty relief?

Yes — in full, up to RM500,000. A first residential home at RM500,000 or less is 100% exempt from both transfer and loan agreement stamp duty, for any SPA signed by 31 December 2027. Above RM500,000 the normal scale applies to the whole price.

Q: Can I really buy a new launch with almost no cash?

Sometimes close to it. Rebates plus high financing can shrink day-one cash — but you carry a larger loan and less equity, so read the full package, not just the “low upfront” headline.

The full upfront picture — deposit, duties and fees — with the assumptions spelled out.

By the PropertySifu editorial team · Updated August 2026 · 6 min

The straight answer

For a subsale at RM500k, budget roughly RM72k–75k in cash — the 10% deposit plus stamp duties and legal fees. If it is your first home, the duties are exempt and it drops to about RM61k–64k.

For a new launch, it can be far less — rebates and absorbed fees can bring day-one cash close to zero. You borrow more against a higher headline price, so weigh the monthly instalment too.

Figures below are estimates on stated assumptions. If this is your first home and the price is RM500,000 or less, both the transfer and the loan agreement stamp duty are fully exempt for any SPA signed by 31 December 2027 — see our stamp duty guide.

Subsale cash breakdown — RM500,000 example

Assuming a 90% loan (10% deposit) and standard scales. Round numbers:

Deposit (10%): RM50,000
MOT stamp duty: RM9,000 (1% of first 100k + 2% of next 400k)
Loan agreement stamp duty (0.5% of loan): ~RM2,250 on a RM450k loan
Legal fees (SPA + loan, SRO scale): ~RM10,000–12,000 combined
Valuation & disbursements: ~RM1,000–2,000

Total ≈ RM72,000–75,000 — about 14–15% of the price. On a first home the RM9,000 and RM2,250 duties both fall away, leaving about RM61,000–64,000.

Upfront cash — new launch vs subsale

New launch

Subsale

Deposit

Often rebated down to a token booking fee

~10% (RM50k)

Stamp duty (MOT)

Frequently absorbed by the developer

RM9,000, usually paid by you

Legal fees

Often absorbed on the SPA

~RM10k–12k, usually paid by you

Day-one cash

Near-zero to modest

~RM72k–75k (RM61k–64k first home)

Why a new launch is lighter upfront

Developers compete on entry cost: rebates, absorbed stamp duty and legal fees, and payments staggered through construction. That genuinely lowers the cash you need on day one — just remember you’re borrowing more against a higher headline price, so the trade-off shows up in your monthly instalment and your starting equity, not in the deposit.

Ways to lower the cash you need

Check first-home stamp-duty exemptions
A first home priced RM500,000 or under is 100% exempt from both MOT and loan stamp duty, for any SPA signed by 31 December 2027.
Ask what the developer absorbs
On a new launch, get the rebate/absorbed-fee package in writing before comparing to a subsale.
Get an indicative bank valuation early
Avoid a nasty top-up if the valuation comes below your agreed price.

Want the real cash figure for a specific unit?

Tell us the project and price — we’ll estimate your full upfront cash (with current rates and any exemptions you qualify for), so there are no surprises at signing.

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Questions buyers actually ask

Is the deposit really 10%?

Usually, on a subsale, assuming a 90% loan margin. Investors or third properties may need a bigger deposit as the margin drops.

Do first-time buyers get stamp-duty relief?

Yes — in full, up to RM500,000. A first residential home at RM500,000 or less is 100% exempt from both transfer and loan agreement stamp duty, for any SPA signed by 31 December 2027. Above RM500,000 the normal scale applies to the whole price.

Can I really buy a new launch with almost no cash?

Sometimes close to it. Rebates plus high financing can shrink day-one cash — but you carry a larger loan and less equity, so read the full package, not just the “low upfront” headline.