Buying Guide · Stage 1: Before you book

Affordable Housing Schemes in Malaysia 2026: Income Limits, Price Caps and Resale Restrictions

Affordable housing Malaysia offers is not one scheme but a stack of separate ones, each with its own ministry, income ceiling, price cap, application portal and resale restriction: federal PR1MA and PPR/PRR, Residensi Wilayah in the Federal Territories, Rumah Selangorku in Selangor, RMMJ in Johor, and SJKP, which is not a house at all but a credit guarantee. This guide sets out every scheme still open as at September 2026, and says plainly which two have closed — Skim Rumah Pertamaku ended on 1 April 2023 and Skim MyHome has been halted since November 2020 — so you stop chasing them. Where an official body publishes no figure, such as some moratorium lengths, none is invented here.

Seven schemes comparedPR1MA RM100k–400kResidensi Wilayah: 10-year sale banTwo schemes closedVerified 2026-09-20

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Part ofBuying new property Buying subsale property Stage 1 · Before you book

By Louis Koh · 11 years in Malaysian propertyVerified: 2026-09-2013 min read📞 +60 10-906 6685

Short answer

Six affordable housing schemes were open in Malaysia as at September 2026: PR1MA (household income RM2,500–15,000, homes RM100,000–400,000), Residensi Wilayah (RM300,000 cap, 10-year sale restriction), Rumah Selangorku (RM42,000–250,000, transfer after 5 years), Johor’s RMMJ (RM42,000–300,000), PPR/PRR (income RM3,000 or below, rent from RM124) and the SJKP credit guarantee (up to RM500,000). Skim Rumah Pertamaku and Skim MyHome have closed.

Key numbers at a glance

PR1MA	Income RM2,500–15,000; price RM100k–400k; allocated by ballot
Residensi Wilayah	RM300,000 cap; 900 sq ft; 10-year sale ban from the first SPA
Rumah Selangorku	A RM42,000 to E RM250,000; income RM3,500–14,500; transfer after 5 years
RMMJ (Johor)	RM42,000–300,000; 10 years' residence in Johor required
PPR / PRR	Income ≤ RM3,000; rent from RM124; buy at RM35,000–42,000
SJKP	Guarantees up to RM500,000; repayments ≤ 65% of gross income; no fee
Closed	Skim Rumah Pertamaku (1 Apr 2023); Skim MyHome (halted Nov 2020)
First-home stamp duty	100% exempt up to RM500,000; SPA between 1 Jan 2021 and 31 Dec 2027

Key points in 30 seconds

PR1MA: nationwide, household income RM2,500–15,000, homes RM100,000–400,000, age 21 and above, allocated by ballot, registration has no closing date.
Residensi Wilayah (formerly RUMAWIP): KL, Putrajaya and Labuan; RM300,000 price cap and a 900 sq ft minimum; income ceiling RM10,000 single and RM15,000 married; a 10-year sale restriction from the date the first SPA was signed.
Rumah Selangorku: Type A at RM42,000 up to Type E at RM250,000, with income ceilings from RM3,500 to RM14,500; LPHS’s own transfer system requires 5 years from the SPA date, and state approval.
PPR/PRR: household income RM3,000 or below; rent from RM124 a month excluding maintenance, or buy at RM35,000–42,000, through KPKT’s SPRN system.
SJKP is not a house but a government guarantee: up to RM500,000 of financing guaranteed, open to applicants with no fixed income, applied for at a participating bank, with no fee charged to the borrower.
Closed: Skim Rumah Pertamaku since 1 April 2023, and Skim MyHome halted since November 2020 per KPKT. Do not plan around either.

Affordable housing Malaysia 2026: which schemes are open, and which have closed?

Start with the map. Every cell below comes from the scheme’s own site or the responsible ministry’s statement, read on 23 September 2026. Price and income ceilings move with policy, so check the official portal before you apply.

Affordable housing schemes still open as at September 2026
Scheme	Who runs it	Income ceiling (household, monthly)	Price	How to apply
PR1MA	Perbadanan PR1MA Malaysia, a federal statutory corporation	RM2,500 – RM15,000	RM100,000 – RM400,000	Open registration at pr1ma.my, then allocation by ballot
Residensi Wilayah (formerly RUMAWIP)	Jabatan Wilayah Persekutuan (JWP)	Single applicant ≤ RM10,000; married ≤ RM15,000	Capped at RM300,000 (minimum 900 sq ft, 3 bedrooms, 2 bathrooms)	residensiwilayah.jwp.gov.my — JWP says this is the only official portal and applications are online only
Rumah Selangorku	Lembaga Perumahan dan Hartanah Selangor (LPHS)	A ≤ RM3,500; B ≤ RM7,000; C ≤ RM10,000; D and E ≤ RM14,500	A RM42,000; B RM100,000; C RM150,000 (apartment) / RM200,000 (landed); D RM200,000 / RM250,000; E RM250,000	LPHS’s online merit-based system
RMMJ (Rumah Mampu Milik Johor)	Johor state government / PKPJ	Official price band published; no current category income table could be verified (see below)	RM42,000 – RM300,000	eRumah Johor / PKPJ portal during an advertised application window
PPR / PRR	Jabatan Perumahan Negara (KPKT)	RM3,000 or below	Rent from RM124 a month excluding maintenance; buy at RM35,000 – RM42,000	SPRN system (sprn.kpkt.gov.my) or the state housing department
SJKP (housing credit guarantee)	SJKP Berhad, a Ministry of Finance company	No income ceiling; instead a test that repayments do not exceed 65% of gross monthly income	Guarantees financing up to RM500,000 (HCGS-MADANI variant RM360,000)	Apply at a participating bank, not to SJKP

Schemes that have closed — stop looking for them

Scheme	Status	Basis
Skim Rumah Pertamaku (My First Home Scheme)	Abolished with effect from 1 April 2023	RHB Bank’s customer notice dated 28 March 2023 states the scheme “will be discontinued effective 1 April 2023” and told applicants to submit by 31 March 2023. Berita Harian, Sinar Daily and Malaysia Gazette reported the same on 22 March 2023, noting buyers now need a 10% deposit
Skim MyHome	Halted since November 2020	Per KPKT’s own website, as reported in PropertyGuru’s editor’s note. Do not confuse it with BSN MyHome / MyHome-i, which is a Bank Simpanan Nasional mortgage product still being sold — similar name, different thing
i-MILIKI (2021–22)	Ended	An earlier version of the stamp duty relief; the current version is below
“MADANI RM30,000 deposit assistance”	A proposal, not a scheme	The housing minister proposed it on 26 August 2024 and submitted it to the Ministry of Finance. There is no gazette order, no implementation circular and no application portal, and KPKT’s own Budget 2026 statement does not list it. You cannot apply for it

One live benefit people overlook: the first-home stamp duty exemption. For a first residential property priced at RM500,000 or less, there is a 100% exemption on both the transfer (MOT) and the loan agreement, for SPAs executed on or after 1 January 2021 and not later than 31 December 2027 (the end date was extended by amendment orders in 2025). Plenty of sites still say the SPA must be signed by 31 December 2025 — that is the old date. See first-time homebuyer incentives 2026 and stamp duty and legal fees.

PR1MA in 2026: income ceiling, price, and the moratorium nobody will state

Who runs it: Perbadanan PR1MA Malaysia, a federal statutory corporation.
Income: individual or combined household (husband and wife) gross monthly income of RM2,500 to RM15,000.
Eligibility: Malaysian citizen, single or married, aged 21 and above. It is not a strict first-home scheme — PR1MA says a PR1MA home “can be purchased as your first or second home only”. It must be owner-occupied, and no sub-letting is allowed.
Price: PR1MA states that “a PR1MA home costs between RM100,000 and RM400,000“.
How it works: open registration at pr1ma.my, then an “open and transparent balloting process” for newly launched developments.
Still open? Yes. PR1MA’s FAQ states “PR1MA tidak meletakkan sebarang tarikh tutup untuk pendaftaran” — no closing date for registration. A separate buyer promotion runs from 13 March 2026 to 31 December 2026.

How long is the moratorium? Two figures circulate, and you get both

This is the one place in this guide where I will not give you a single answer, because there is no current official figure to give:

Five years: the then-Prime Minister announced on 17 January 2017 that the PR1MA resale moratorium was cut from 10 years to 5. EdgeProp reported the same at the time, adding that PR1MA had asked for the clock to start from the CCC date, whereas the rule then in force started it when the land title was transferred to the buyer.
Ten years: property portals and agency guides still publish a 10-year moratorium on sub-sale.
PR1MA itself: its FAQ declines to state a period at all, saying only that purchasers should contact them “for more clarification on this matter”.

Louis’s take: the moratorium lives in your SPA, not on a web page. Before you sign, have your lawyer point to the restriction clause and show you both the number of years and what date it runs from — SPA date, CCC date or transfer of title. Note too that during the moratorium the home cannot be sold or transferred and cannot be rented out, which matters most to anyone treating it as an investment. For how rental returns actually work, see how to calculate rental yield.

What getting the moratorium wrong costs

Residensi Wilayah’s restriction is 10 years from the date the first SPA was signed, with a sale within that period only to next of kin, who take over the balance of the term. If you expect to move or be posted elsewhere within three to five years, this is not a penalty you pay your way out of — you simply cannot sell. Rumah Selangorku is 5 years plus state approval; PR1MA and RMMJ publish no figure at all, so have your lawyer show you the clause before you sign.

Ask Louis directly
Tell me your household income, your state and whether you already own property, and I will check which schemes you actually qualify for and which would be a wasted application.

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Send me your income and state and I will list free the schemes you qualify for, the official portal for each, and the documents you will need.

Residensi Wilayah (formerly RUMAWIP): KL, Putrajaya and Labuan

Rebranded from RUMAWIP to Residensi Wilayah in February 2019 and run by Jabatan Wilayah Persekutuan (JWP). JWP warns that residensiwilayah.jwp.gov.my is the only official application portal and that applications are online only — treat anyone charging a fee to “apply for you” accordingly.

Item	Condition
Income ceiling	Single applicant: household income not more than RM10,000 a month. Married applicant: not more than RM15,000
Price ceiling	RM300,000 per unit
Minimum specification	900 sq ft, three bedrooms and two bathrooms
Age and eligibility	Malaysian citizen, aged 21 at the date of application; born in, living in or working in the Federal Territory, on a priority basis; must not already own property in the Federal Territory or under another affordable-housing scheme. Property received by inheritance or gift is not disqualifying
Moratorium	A 10-year sale restriction from the date the first SPA was signed (“sekatan penjualan selama 10 tahun dari tarikh pertama Perjanjian Jual Beli ditandatangani”). Within those 10 years a sale is only to next of kin, and the new buyer takes over the balance of the moratorium
Scale	About 80,000 units planned over 2019–2028. Projects listed at RM300,000 include Residensi Radium Evara (Kepong), Residensi Ara Melati (Wangsa Maju) and Residensi Wilayah Sentral (Putrajaya)

Of every scheme in this guide, this one states its restriction most clearly: ten years, from the first SPA, transferable to next of kin who inherit the remaining term. If you expect to move within three to five years, it is the wrong scheme for you.

Rumah Selangorku eligibility: income and price by type, and the 5-year transfer rule

Run by Lembaga Perumahan dan Hartanah Selangor (LPHS), the state housing board, and structured by type, each with its own price and income ceiling.

Rumah Selangorku: type, price and household income ceiling (husband and wife combined)
Type	Price	Household income ceiling
A	RM42,000	≤ RM3,500
B	RM100,000	≤ RM7,000
C	RM150,000 (apartment) / RM200,000 (landed)	≤ RM10,000
D	RM200,000 (apartment) / RM250,000 (landed)	≤ RM14,500
E	RM250,000	≤ RM14,500

Eligibility: Malaysian citizen, 18 and above; the applicant and spouse must not already own a home anywhere in Selangor, whether through a government scheme or a private project.
How to apply: through LPHS’s online merit-based system.
Transfer and moratorium: under LPHS’s own transfer-permission system (SPKPM), the property must have been held for 5 years from the date of the sale and purchase agreement before a transfer application is entertained, and the transfer is subject to state approval. The incoming buyer must themselves qualify: Malaysian, 18 or above, living or working in Selangor or the Klang Valley, owning no other house in Selangor, and within the income cap for that price band. Application fee RM100.

A common error worth correcting: many portals state a 10-year moratorium for Rumah Selangorku. LPHS’s own transfer system says 5 years from the SPA. Use 5, and remember that reaching five years only means you may apply — approval is the state’s decision.

Johor: RMMJ and Bantuan Perumahan Kasih Johor

Rumah Mampu Milik Johor (RMMJ)

Who runs it: the Johor state government, through the state Housing and Local Government Committee and the eRumah Johor / PKPJ portal (erumah.johor.gov.my, now redirecting to pkpj.johor.gov.my).
Price: official Johor state media puts RMMJ “from as low as RM42,000 to RM300,000“.
Eligibility: Malaysian citizen, 18 and above; resident in Johor for 10 years; must not own residential property. Former RKR owners may apply for the RMB C and D categories after 10 years.
How to apply: register and apply online through eRumah Johor during an advertised application window — five basic documents, no registration fee. Registration is valid for two years.
Scale: a target of 30,000 units to be built up to 2026.

Two Johor numbers I will not invent: first, the moratorium. Johor affordable homes do carry transfer restrictions requiring state consent, but I could not reach an official Johor page stating the number of years, so no figure appears here — read the restriction clause in your own SPA and have your lawyer point it out. Second, the category income table. The RMB A/B/C/D and PPR A/B income bands circulating online trace back to a single PropertyGuru page last updated in August 2023, which I could not confirm against an official Johor source in 2026, so they are not repeated here. When an application window opens, take the figures from the PKPJ portal.

Bantuan Perumahan Kasih Johor: cash assistance, not a house

This is a Johor state cash grant, not a housing product, and it is routinely mistaken for one. Three components:

First-home purchase assistance: RM5,000
Moving-in (bantuan masuk rumah) assistance: RM2,000
Rental assistance: RM2,500

Official Johor state media reported on 20 July 2026 that Phase 5 resumed from mid-August 2026, and that as at June 2026 four phases had paid RM37.7 million to 9,126 recipients. (A secondary report puts this phase’s window at 3 August to 31 December 2026; take the dates from the official announcement.) The official release I read does not state income, age or residency conditions, so none are quoted here — ask PKPJ directly or check bkj.johor.gov.my.

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PPR / PRR: rent from RM124 a month, or buy at RM35,000–42,000

Run by Jabatan Perumahan Negara under KPKT, delivered with the state housing departments, and aimed at the lowest income band.

Item	Condition
Income ceiling	Gross household income of RM3,000 a month or below
Rental (PPR Disewa)	Rent from RM124 a month (“Kadar sewa PPR Disewa serendah RM124.00 sebulan”), excluding maintenance
Owned (PPR Dimiliki)	RM35,000 – RM42,000 a unit depending on location
Eligibility	Applicant and spouse Malaysian citizens, 18 and above; household income within RM3,000; applicant and spouse do not already own a home; must reside in the area applied for
How to apply	Online through the Sistem Pengurusan Perumahan Negara (SPRN) at sprn.kpkt.gov.my, or through the state housing department

On the name: on 5 September 2024 the Cabinet approved renaming PPR to PRR (Program Residensi Rakyat), announced by Minister Nga Kor Ming, as a push toward better-quality builds. No change to rent, price or eligibility was announced, and both names remain in use in 2026 — Budget 2026 documents use both. If you see PRR, it is not a new scheme.

Budget 2026 allocated RM672 million to PRR and Rumah Mesra Rakyat projects benefiting more than 33,000 residents, including PRR Masai in Johor, plus RM500 million to repair or rebuild 3,300 dilapidated homes and RM143 million to upgrade low- and medium-cost flats and replace PPR lifts.

SJKP housing credit guarantee: the one for applicants with no payslip

SJKP (Skim Jaminan Kredit Perumahan, in English the Housing Credit Guarantee Scheme) is the most misunderstood item on this list. It is not a house and not a loan. It is a government guarantee provided by Syarikat Jaminan Kredit Perumahan Berhad, a Ministry of Finance company: you apply for a home loan at a participating bank and SJKP guarantees it, which is what opens the door for people without a regular payslip.

Cover: financing guaranteed up to RM500,000, with “more than 100% guarantee coverage” so MRTA/MRTT, legal fees and valuation fees can be financed too.
HCGS-MADANI variant: financing up to RM360,000, covering up to 100% of the price plus MRTA/MRTT, legal and valuation fees, renovation and furnishing.
Tenure: up to 35 years, with two-generation financing allowed.
Fees: SJKP charges the borrower nothing.
Eligibility: Malaysian citizen, 18 and above; first purchase of a residential home for owner-occupation; open to those without fixed income or payslips — self-employed, gig workers, fishermen — as well as salaried applicants; total repayments must not exceed 65% of gross monthly income; no CCRIS arrears of more than 2 months in the last 12 months and no adverse record in 24 months.
Not covered: shophouses for business, refinancing, construction financing.
Budget 2026: the guarantee was increased by RM10 billion, doubling capacity to RM20 billion for roughly 80,000 more buyers.

A figure not to repeat: the widely quoted “income RM1,000–RM11,000” band is not on SJKP’s own eligibility page, which uses the 65% gross-income repayment test instead. Do not rule yourself in or out on an income ceiling that does not exist. The two CCRIS conditions are very real, though: pull your own report free before you apply — see fixing your credit before a home loan.

Which one fits me? A short decision list

Read down until a line describes you, then start with that scheme.

Household income RM3,000 or below and you own no home → PPR / PRR. Whether to rent (from RM124 a month) or buy (RM35,000–42,000) depends on local supply. Apply through SPRN.
Income RM2,500–15,000, any state, willing to wait for a ballot → PR1MA. Registration never closes, but allocation is by ballot and sub-letting is not allowed.
Born in, living in or working in KL, Putrajaya or Labuan, income ≤ RM10,000 single or ≤ RM15,000 married → Residensi Wilayah. RM300,000 cap, 900 sq ft minimum, but you accept a 10-year sale restriction.
In Selangor, and neither you nor your spouse owns a home there → Rumah Selangorku, Type A to E by income. A transfer needs 5 years from the SPA plus state approval.
Resident in Johor for 10 years and owning no residential property → RMMJ, registering through PKPJ when a window opens. If you are a Johor first-time buyer, also check Perumahan Kasih Johor for the RM5,000 first-home grant.
Income is fine but you have no payslip (self-employed, gig or commission income) → buy on the open market and apply at a bank with an SJKP guarantee, keeping the price within RM500,000.
Income and documents are fine and you just want to save money → you may not need any of these schemes. A first home at RM500,000 or less carries a full stamp duty exemption on both the transfer and the loan agreement, for SPAs signed between 1 January 2021 and 31 December 2027. That can be worth more than a ballot. See first-time homebuyer incentives 2026.

Three things to settle before you apply

The moratorium: how many years, and from what date. Residensi Wilayah is 10 years from the first SPA; Rumah Selangorku is 5 years from the SPA; PR1MA and RMMJ publish no current figure, so the clause in your own SPA governs — have your lawyer point to it before you sign.
Whether you may let it out. PR1MA expressly requires owner-occupation and prohibits sub-letting. Settle this before treating affordable housing as a rental investment.
The bank. Winning a ballot does not get you a loan. Work out your DSR and read your CCRIS first: see DSR and why home loans get rejected and what house price your salary affords. For the deposit and upfront costs see how much cash you need, or run the numbers in the buying costs calculator.

One date to keep in mind: Budget 2027 is expected to be tabled only in early October 2026. Allocations, guarantee ceilings and price caps for affordable housing move every year, so every figure here carries a verification date of 23 September 2026. After the budget, re-check the official portal before you commit.

Frequently asked questions

Is Skim Rumah Pertamaku (My First Home Scheme) still available in 2026?

No. RHB Bank’s customer notice dated 28 March 2023 states the scheme “will be discontinued effective 1 April 2023” and told applicants to submit by 31 March 2023; Berita Harian, Sinar Daily and Malaysia Gazette reported the same on 22 March 2023, noting buyers now need a 10% deposit. Some guides still list it as open, but no bank or Cagamas page supports that. The current federal first-home support is the stamp duty exemption and the SJKP guarantee.

Can I still apply for Skim MyHome?

No. According to KPKT’s own website, as reported in PropertyGuru’s editor’s note, the scheme has been halted since November 2020, and KPKT’s Budget 2026 media statement of 11 October 2025 does not list it among the 2026 housing programmes. Note the name trap: BSN MyHome / MyHome-i is a Bank Simpanan Nasional mortgage product that is still sold and is a different thing entirely from the discontinued federal Skim MyHome.

How many years is the PR1MA moratorium before I can sell?

There is no current official figure, so here are both that circulate. The then-Prime Minister announced on 17 January 2017 that the moratorium was cut from 10 years to 5; property portals still publish 10; and PR1MA’s own FAQ declines to state a period, asking purchasers to contact them. The only reliable answer is the restriction clause in your own SPA — check both the number of years and the date it runs from. During the moratorium the home cannot be sold, transferred or rented out.

What is the income limit for Rumah Selangorku?

It depends on the type. Type A is priced at RM42,000 with a household income ceiling of RM3,500; Type B RM100,000 / RM7,000; Type C RM150,000 apartment or RM200,000 landed / RM10,000; Type D RM200,000 or RM250,000 / RM14,500; Type E RM250,000 / RM14,500. Applicants must be Malaysian citizens aged 18 and above, and neither the applicant nor the spouse may already own a home anywhere in Selangor, whether under a government scheme or a private project.

Are Residensi Wilayah and RUMAWIP the same scheme, and how long is the resale restriction?

They are the same: RUMAWIP was rebranded Residensi Wilayah in February 2019 and is run by Jabatan Wilayah Persekutuan. The income ceiling is RM10,000 for a single applicant and RM15,000 if married, the price cap is RM300,000 and the minimum size is 900 sq ft. The restriction is stated clearly: 10 years from the date the first SPA was signed, with a sale within that period only to next of kin, and the incoming buyer takes over the balance of the moratorium. The only official portal is residensiwilayah.jwp.gov.my.

What is the income limit for SJKP, and can I apply without a payslip?

SJKP’s own eligibility page sets no income ceiling. It applies a test that total repayments must not exceed 65% of gross monthly income; the “RM1,000–RM11,000” range circulating online is not on SJKP’s site. The scheme is designed for people without fixed income or payslips — self-employed, gig workers, fishermen — as well as salaried applicants. Other conditions: Malaysian citizen aged 18 or above, first purchase for owner-occupation, no CCRIS arrears over 2 months in the last 12 months and no adverse record in 24 months. You apply at a participating bank, not to SJKP.

Can I apply for the RM30,000 MADANI deposit assistance?

No — it remains a proposal. The housing minister proposed up to RM30,000 in deposit assistance under a “Shelter for All” initiative on 26 August 2024 and submitted it to the Ministry of Finance. The Edge noted in September 2024 that it was “merely a proposal”, with duration, cost, eligibility, bank consultation and default handling all unsettled. There is no gazette order, no KPKT implementation circular and no application portal, and KPKT’s own Budget 2026 statement does not list it. Be wary of anyone offering to apply on your behalf.

Sources & verification

Verified: 2026-09-20. This guide is general information, not legal, tax or financial advice. Rules and rates change — confirm in writing with your lawyer, bank or the relevant authority before you sign.

Stage 1

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← PreviousWhat House Price Can Your Salary Afford in Malaysia? (2026 Table)Next →Rent or Buy in Malaysia? The Numbers, Not the Opinions

Louis Koh

11 years in Malaysian property · Johor Bahru & Kuala Lumpur · English & 中文

I help local buyers and cross-border buyers from Singapore with new and subsale property. Every figure in these guides is sourced; when a rule changes, I update the page and date it.

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