Up to 100% financing
Finance the full property value — no cash down payment needed if you qualify.
LPPSA gives Malaysia's civil servants some of the most generous home financing available — up to 100% margin at a fixed 4%. Caliph Group guides you through it A–Z and arranges your Mortgage Reducing Term Takaful (MRTT) with Sun Life Malaysia Takaful, so your loved ones keep the home no matter what.
Lembaga Pembiayaan Perumahan Sektor Awam (LPPSA) is the statutory body that manages housing financing for Malaysia's public sector — formerly the Housing Loan Division (Bahagian Pinjaman Perumahan / BPP). Backed by the Government, its terms are consistently more generous than conventional bank home loans, making home ownership realistic for those in public service.
Designed to reward public service — higher eligibility, lower cost, longer tenure.
Finance the full property value — no cash down payment needed if you qualify.
The rate stays at 4% for the entire tenure — predictable, unlike floating bank rates.
Deductions outside your payslip aren't counted as commitment — raising your eligibility.
Allowances and emoluments are treated as gross salary, boosting your financing limit.
First financing up to 420 months (35 years) or age 90; second up to 30 years.
100% financing regardless of how many properties — including land and construction.
Whatever your path to home ownership, there's an LPPSA option for it.
Purchase a ready house or residential unit.
Construct a house on land you already own.
Purchase a house or unit that is still being built.
Acquire land now with the intent to build later.
Refinance a home loan from a bank or financial institution.
Construct on land bought via a prior government loan.
Carry out renovation works on a house or residential unit.
Open to permanent public-sector employees who meet a few simple conditions.
Two or more people — spouses, or parent and child — may also apply together under Joint Financing (Pembiayaan Bersama) to combine eligibility.
As a rule, your monthly instalment must not exceed 60% of net income, and total debt not more than 80%.
| Net income (RM / month) | Maximum financing (RM) |
|---|---|
| 6,500 and above | 750,000 |
| 6,000 | 720,000 |
| 5,500 | 650,000 |
| 5,000 | 600,000 |
| 4,500 | 540,000 |
| 4,000 | 470,000 |
| 3,500 | 420,000 |
| 2,900 | 340,000 |
| 2,300 | 270,000 |
| Up to 1,700 | 200,000 |
Your exact limit also depends on the financing amount applied for, the loan tenure, your age and gender, and your choice of takaful provider. Use the official Financing Calculator (Kalkulator Pembiayaan) on the LPPSA website for your personal eligibility — or let us work it out with you.
Typical approval takes 6–21 days, depending on the financing type.
Confirm your financing limit using the online calculator — or with your Caliph advisor.
Register, update your details, pick a financing type and submit the form with documents.
LPPSA reviews and approves; the property is charged to the board and your takaful is arranged.
Funds are released, then repayment begins via salary or pension deduction.
If you apply online, submit the hard-copy form and supporting documents to LPPSA within 14 days. While in service you repay by salary deduction; after retirement, by pension deduction. Instalment caps: first financing ≤ 60% of net income; second financing ≤ 50% (total debt ≤ 80%).
A home loan can run 20, 30, even 35 years — and life is unpredictable. Mortgage Reducing Term Takaful (MRTT) is the Shariah-compliant protection that settles your outstanding LPPSA financing if you pass away or suffer total & permanent disability. Your family keeps the home, free of the debt — instead of facing forced sale or eviction.
It's called reducing because the coverage shrinks in step with your outstanding balance, so you only pay for the protection you actually need. For LPPSA, the single contribution can be financed together with your loan — nothing extra out of pocket up front.
Six built-in benefits — protecting your financing and your family.
Settles the outstanding financing (the reducing sum covered) on death of the person covered — the home stays with your family.
Pays the reducing sum covered if you become totally and permanently disabled and can no longer work.
Accelerates the benefit if you're diagnosed with a terminal illness expected to result in death within 12 months.
An additional RM2,000 paid on top of the death benefit, to ease immediate costs for the family.
An additional RM2,000 paid on top of the TPD benefit as immediate support.
At maturity, any value remaining in your participant's account (less outstanding indebtedness) is returned to you.
From first enquiry to disbursement — and beyond — you deal with one team that knows both LPPSA and takaful.
We check your LPPSA limit, explain your options and map the right financing type for you — free of charge.
We help you assemble the full pack — application form, S&P, MyKad, proof of service and the takaful aqad.
We guide your online submission and the 14-day hard-copy follow-up so nothing is missed or rejected.
As an authorised Sun Life Malaysia Takaful representative, we set up your MRTT to match your financing exactly.
We track your case through processing, approval and disbursement — keeping you updated at each step.
We stay with you for the life of the plan — servicing, reviews and standing by your family at claim time.
Talk to a Caliph advisor about your LPPSA eligibility and MRTT — we'll walk you through every step, no obligation.
LPPSA information summarises publicly available guidance from lppsa.gov.my and is for general reference only — always confirm current terms, rates and eligibility on the official LPPSA website before applying. Mortgage Reducing Term Takaful (MRTT) is a Shariah-compliant family takaful product underwritten by Sun Life Malaysia Takaful Berhad; Caliph Group acts as an authorised takaful representative. Benefits, eligibility, contributions and exclusions are subject to the full terms, conditions and the official Product Disclosure Sheet / certificate of takaful. This page is not a contract and does not constitute an offer of insurance/takaful or financial advice.