One run totals what a Malaysian tenancy costs across every rail that carries ringgit: rent by months, stamp duty on the Finance Act 2024 scale, the SPEEDSIGN signing fee, and the Zero Deposit membership when the tenancy is zero-deposit. The landlord-side platform processing rate is shown separately, labelled, and never folded into the tenant total.
Tenancy Cost Estimator Malaysia
Totals the money rails of a Malaysian tenancy: rent, stamp duty, SPEEDSIGN and Zero Deposit membership, with the landlord-side platform processing shown separately. Every fixed number comes from SPEEDHOME's dated fact registry; SST is shown as +SST and is not added to the totals.
Enter the monthly rent to estimate the tenancy cost.
Stamp duty follows the Finance Act 2024 scale effective 1 January 2025 (full annual rent, RM10 minimum principal, RM10 per additional copy); this is an illustration, not an LHDN assessment. The RM500 application fee is not added: it converts toward your first rental invoice on Go-Live and is not a charge. The landlord-side processing line is paid by the landlord under SPEEDHOME plans (2.19% + SST entry rate; loyalty ladder 2.00% / 1.90% / 1.80% by lifetime completed agreements), not by the tenant. Membership does not attach to every cohort (RM0 exemptions exist). Zero Deposit is a managed rental-risk system, not insurance; not all listings qualify.
Which rails does the estimator total?
Four rails feed the tenant-side total, and one line stays separate on purpose: rent, stamp duty, SPEEDSIGN, and Zero Deposit membership are tenant rails; the platform processing fee is paid by the landlord under SPEEDHOME plans and is displayed for honesty, not added to your bill.
- Rent is the monthly amount multiplied by the tenancy months you enter.
- Stamp duty follows the Finance Act 2024 scale effective 1 January 2025: RM1, RM3, RM5 or RM7 per RM250 or part of full annual rent depending on duration band, RM10 minimum principal duty, RM10 per additional stamped copy. The stamp duty calculator carries the full breakdown, penalties and the MyTax workflow.
- SPEEDSIGN is RM449 + SST for a new signing; eligible HOUSE-type renewals by the same landlord-tenant pair pay RM249 + SST.
- Zero Deposit membership applies only when you switch the estimator to a zero-deposit tenancy: RM59 + SST per month whole-unit, or RM79 + SST per month room or coliving, for the months you model.
- Platform processing — the separate line — is 2.19% + SST per month on rent at the public entry rate, stepping down (2.00%, 1.90%, 1.80%) with the landlord's lifetime completed agreements. It is landlord-side, and the estimator never hides it inside a "total cost of renting".
Why is the RM500 application fee not in the total?
Because it is not a charge. The RM500 collected at booking is named an application fee, and on Go-Live — documents executed, initial payments made, landlord confirms activation — it converts and is credited toward your first rental invoice. Adding it to a cost total would double-count money that is already inside the rent rail.
If the tenancy never goes live, the fee's own contract terms (refund and forfeiture conditions) govern — that is a separate question from what an active tenancy costs, which is the only question this estimator answers.
How to read the result honestly
The tenant-side total is a before-SST figure on the fee rails. Stamp duty carries no SST; SPEEDSIGN and membership amounts display their + SST labels so you can add the prevailing rate yourself when you need the final invoice figure.
Three more honesty rules are wired into the tool:
- The stamp duty line is an illustration, not an LHDN assessment. Unusual or historical instruments should be confirmed with HASiL before payment.
- Membership does not attach to every zero-deposit cohort. RM0 exemptions exist; model the months that match your terms.
- Zero Deposit is a managed rental-risk system, not insurance, and not all listings qualify — the deposit vs Zero Deposit calculator compares that path against the deposit stack.
Which inputs should you change?
Match the duration band to your agreement term, not your intention. A 24-month agreement sits in the RM3 band even if you plan to leave early; duty follows the executed instrument. Set the SPEEDSIGN variant to renewal only when the HOUSE-type eligibility applies. If your tenancy is not zero-deposit, leave the membership rail off rather than guessing.
For the full signing-cost picture beyond this estimator — who bears which charge, drafting fees, agent fees — the tenancy agreement charges guide is the parent reference.
Frequently asked questions
Is stamp duty included in the tenancy cost?
Yes — it is a statutory rail of every written tenancy, charged on full annual rent under the Finance Act 2024 scale with a RM10 minimum and RM10 per additional copy. The estimator computes it from your rent and duration band exactly the way the stamp duty calculator does.
Does the tenant pay the 2.19% processing fee?
No. The processing fee on rent is charged to the landlord under SPEEDHOME's plans, at 2.19% + SST per month at the entry rate with a loyalty ladder below it. The estimator shows the line so the total picture is honest, and keeps it out of the tenant total.
Why are the fee amounts before SST?
SPEEDSIGN and membership are displayed with + SST labels at their registry-governed base rates; totals stay before SST so every number is checkable against the registry. Stamp duty carries no SST.
What if my agreement is longer than 5 years?
Use the RM7 band — more than 5 years or an indefinite period sits there. Confirm unusual instruments with HASiL; the estimator follows the standard scale only.
Does this replace the deposit comparison?
No. Whether you should be on the deposit path or Zero Deposit at all is a different question — answered by the deposit vs Zero Deposit calculator and the move-in cash decision guide. This page totals whichever path you are already on.
Related guides
- Tenancy Agreement Charges Malaysia 2026
- Stamp Duty Calculator
- Zero Deposit vs Deposit Calculator
- Move-in Cash vs Zero Deposit
Accuracy note. Every fee, rate and duty figure on this page is bound to a dated fact registry and re-verified on each update. Spotted an error? Email [email protected] with this page's link.