The most common reason Malaysian home loan applications get delayed is not bad credit or insufficient income. It is missing documents. A single absent payslip, an outdated bank statement, or a forgotten EA form sends your application back to the start of the queue. Banks do not call to remind you. Lawyers do not chase you. The clock on your SPA deadline keeps ticking. Every week of delay adds stress, risks loan expiry, and in worst cases, causes you to forfeit your booking deposit.
This guide lists every document you need at every stage of buying a property in Malaysia — organized chronologically from pre-purchase through post-completion. For the full step-by-step procedure beyond just documents, see the buying a house checklist. Print this list. Check it off. Do not leave anything to memory.
Stage 1: Pre-Purchase Documents
These are the documents you should have ready before you even start viewing properties seriously. Having them prepared shortens the loan approval timeline from weeks to days.
For Salaried Employees
| Document | Details | Why It Is Needed |
|---|---|---|
| MyKad (IC) / Passport | Front and back copy | Identity verification for loan, SPA, and land registry |
| Latest 3-6 months payslips | Original or certified copies | Income verification for DSR calculation |
| Latest 3-6 months bank statements | From salary crediting account | Proves income flow and spending patterns |
| EA Form (Form EA / EC) | Latest 2 years | Employer's statement of total remuneration — confirms annual income |
| EPF Statement | Latest statement or i-Akaun printout | Shows employment history and savings; some banks consider EPF for loan assessment |
| CCRIS Report | From Bank Negara Malaysia (free via eCCRIS) | Your credit report — shows existing loans, credit card limits, repayment history |
| CTOS Report | From CTOS (online, ~RM25) | Alternative credit report some banks prefer; shows legal actions and directorships |
| Letter of Employment | Current employer, dated within 3 months | Confirms current employment status and position |
For Self-Employed / Business Owners
All the above plus:
| Document | Details | Why It Is Needed |
|---|---|---|
| Form B (Income Tax Return) | Latest 2 years with tax payment receipts | Declares total income for self-employed individuals |
| Business Registration (SSM) | SSM Form 9 / Form 13 or business profile | Proves business existence and ownership |
| Audited Financial Statements | Latest 2 years (for Sdn Bhd) | Proves business revenue and profitability |
| Management Accounts | Latest 6 months (for sole proprietors without audited accounts) | Interim financial position |
| Business Bank Statements | Latest 6-12 months | Cash flow of the business |
| Professional License | If applicable (doctor, lawyer, architect, etc.) | Supports income claim for professionals |
For Foreigners
All salaried documents plus:
| Document | Details | Why It Is Needed |
|---|---|---|
| Passport | Full copy including all stamped pages | Identity and entry status verification |
| Work Permit / Employment Pass | Valid and current | Confirms legal right to work/reside in Malaysia |
| MM2H Visa (if applicable) | Approval letter and visa | Some states require MM2H for foreign purchases |
| Overseas Income Documents | Tax returns, employment letter, bank statements from home country | If income is earned outside Malaysia |
| State Authority Approval Application | Required before SPA execution in most states | Foreign purchase consent — processing time 1-6 months |
Prepare your documents before you find the property, not after. A complete document set can cut your loan approval from 4-6 weeks to 2-3 weeks. In a competitive market, speed wins.
Stage 2: Booking and SPA Documents
Once you have found your property and agreed on a price, the transaction begins.
| Document | Who Provides It | Purpose |
|---|---|---|
| Booking Form / Letter of Offer to Purchase | Agent or developer | Formalizes your intent to purchase; accompanies earnest deposit |
| Earnest Deposit Receipt | Agent or developer | Proof of booking deposit payment (typically 2-3.18% of purchase price) |
| Sale and Purchase Agreement (SPA) | Buyer's or developer's lawyer | The binding contract; must be signed within 14-21 days of booking for subsale. For a full breakdown of SPA terms and what to watch for, see the SPA agreement guide. |
| Downpayment Receipts | Stakeholder (lawyer) or developer | Proof of balance deposit payment (typically to make up 10% total) |
| SPA Stamp Duty Payment Receipt | Lawyer / LHDN | Proof that SPA has been properly stamped |
| Vendor's Identity Documents | Seller provides via their lawyer | Seller's IC/passport copy for SPA execution |
Key Timelines
| Event | Deadline |
|---|---|
| SPA signing after booking | Within 14-21 days (subsale) / per developer's timeline (primary) |
| Balance deposit (to make up 10%) | Within 14 days of SPA execution (typical) |
| Loan approval | 90 days from SPA date (check your SPA terms) |
| Completion / full payment | 3+1 months (subsale with existing title) or as per SPA schedule |
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Stage 3: Loan Application Documents
Your lawyer and the bank will need these to process your mortgage or Islamic financing.
| Document | Details | Notes |
|---|---|---|
| Loan Application Form | Bank-specific form | Each bank has its own format; your lawyer or banker provides this |
| Signed SPA | Stamped copy | Bank needs to verify the transaction |
| Valuation Report | Commissioned by the bank | Bank appoints a panel valuer; cost RM300-1,500 borne by buyer |
| Letter of Offer (from bank) | After approval | The bank's formal offer of financing — review terms carefully before signing |
| MRTA/MLTA Quote | From bank's insurance partner | Mortgage Reducing Term Assurance (MRTA) or Mortgage Level Term Assurance (MLTA) quote — required by most banks for housing loans |
| Fire Insurance / Takaful Quote | From bank or external provider | Mandatory for property financing; covers the property structure |
| Income Documents | As per Stage 1 | Bank will request the full set again even if you submitted earlier |
| Guarantee Letter | If applicable | Some banks require a guarantor for borderline DSR cases |
For Islamic Financing
Additional or alternative documents:
| Document | Details |
|---|---|
| Property Purchase Price Letter | Confirms the bank's purchase price under Musharakah Mutanaqisah or BBA structure |
| Takaful Certificate | Islamic equivalent of MRTA — covers the financing amount |
| Aqad (Contract) Document | The Islamic financing agreement to be signed at the bank |
Valuation Report Details
The valuation report is critical. If the valuer's assessed value is lower than your purchase price, the bank will only lend based on the lower value — and you will need to cover the shortfall in cash.
| Valuation Scenario | Impact |
|---|---|
| Valuation = Purchase Price | No issue — loan proceeds as applied |
| Valuation > Purchase Price | Bank lends based on purchase price; excess valuation is unrealized equity |
| Valuation < Purchase Price | Shortfall must be covered by buyer in cash; this is a deal-breaker for tight-budget buyers |
Stage 4: Post-Purchase Documents
After the transaction completes, several documents need to be obtained, stored, and in some cases transferred.
| Document | What It Is | When You Get It |
|---|---|---|
| Memorandum of Transfer (MOT) | The instrument that transfers legal ownership | At completion (subsale with title) or when strata title is issued (developer purchase) |
| Strata Title | Individual title for your unit in a strata development | Issued by land office; can take 1-5+ years for new developments |
| Individual / Master Title | For landed property | Should be transferred to your name at completion |
| Utility Transfer Forms | TNB (electricity), IWK/SYABAS (water), Indah Water | Transfer utilities from seller's name to yours |
| Maintenance Fee Account Transfer | From JMB/MC | Register as new owner for maintenance fee billing |
| Assessment / Quit Rent Transfer | From local council / land office | Update billing to your name |
| Insurance Policy | Fire insurance or takaful certificate | Keep with your title documents |
| Loan Repayment Schedule | From bank | Full amortization schedule — verify monthly installment matches Letter of Offer |
| Keys and Access Cards | From developer or seller | Collect at VP (developer) or completion (subsale) |
Strata Title: The Long Wait
For developer purchases, the strata title may not be issued for years. During this interim period:
- The Master Title remains with the developer or landowner
- Your interest is protected by a caveat registered on the Master Title
- When strata title is eventually issued, you will need to execute the MOT and pay:
- MOT legal fee
- MOT stamp duty
- Registration fee
Budget for these future costs. They are not optional. For the full breakdown of what lawyers charge at each stage, read the legal fees guide for Malaysian property.
Document Storage: What to Keep and Where
| Document | Keep Original? | Storage Recommendation |
|---|---|---|
| SPA (stamped) | Yes | Fireproof safe or bank safe deposit box |
| MOT / Title | Held by bank if property is under loan | Bank holds until loan is fully repaid |
| Loan Agreement | Yes | With your SPA |
| Insurance Policies | Yes | Accessible location — needed for claims |
| Valuation Report | Copy is sufficient | Digital backup |
| CCRIS/CTOS Reports | No — they expire | Shred after loan approval |
| Payslips/Bank Statements | Copies sufficient | Digital backup; originals can be discarded after loan approval |
| Keys/Access Cards | Yes | Secure location; register spare set |
Complete Document Checklist by Stage
Pre-Purchase (Have Ready Before Viewing)
- [ ] MyKad / Passport (front and back copy)
- [ ] Latest 3-6 months payslips
- [ ] Latest 3-6 months bank statements (salary account)
- [ ] EA Form (latest 2 years)
- [ ] EPF Statement (latest)
- [ ] CCRIS Report (print from eCCRIS)
- [ ] CTOS Report (download online)
- [ ] Letter of Employment (dated within 3 months)
- [ ] Form B + tax receipts (self-employed)
- [ ] SSM business registration (self-employed)
- [ ] Audited financial statements (Sdn Bhd owners)
- [ ] Passport + work permit (foreigners)
SPA Stage
- [ ] Signed Booking Form
- [ ] Earnest deposit payment receipt
- [ ] Signed SPA (both buyer and seller)
- [ ] Balance deposit payment receipt
- [ ] SPA stamp duty receipt
Loan Stage
- [ ] Completed Loan Application Form
- [ ] Stamped SPA copy
- [ ] Valuation Report
- [ ] Bank's Letter of Offer (signed and returned)
- [ ] MRTA/MLTA or Takaful quote and acceptance
- [ ] Fire insurance / Takaful certificate
Post-Purchase
- [ ] MOT (registered)
- [ ] Strata Title / Individual Title (when available)
- [ ] TNB account transfer
- [ ] Water supply account transfer
- [ ] IWK / Indah Water transfer
- [ ] Maintenance fee account registration
- [ ] Assessment rate account transfer
- [ ] Quit rent account transfer
- [ ] Keys, access cards, parking transponders collected
- [ ] Full loan repayment schedule received
Common Mistakes That Delay Transactions
| Mistake | Consequence | Prevention |
|---|---|---|
| Submitting bank statements older than 3 months | Bank rejects; you must obtain fresh statements | Download digital statements monthly |
| EA Form from wrong year | Income cannot be verified; loan delayed | Always use the most recent completed tax year |
| Unsigned SPA pages | SPA invalid; lawyer must recall for signing | Review every page with your lawyer at signing |
| Missing EPF statement | Some banks use EPF to verify employment duration | Print from i-Akaun before applying |
| CCRIS report with errors | Loan may be rejected on incorrect data | Check CCRIS 3 months before applying; dispute errors with Bank Negara |
| Expired employment letter | Bank requests fresh letter; adds 1-2 weeks | Get a new letter dated within 30 days of loan application |
Timeline: Typical Document Flow
| Week | Milestone | Documents Involved |
|---|---|---|
| 0 | Property viewing and decision | Pre-purchase documents ready |
| 1 | Booking and earnest deposit | Booking form, deposit receipt, IC copy |
| 2-3 | SPA preparation and signing | SPA, downpayment |
| 3-4 | Loan application submitted | All income docs, SPA, loan form |
| 4-8 | Bank processing | Valuation report commissioned |
| 6-10 | Loan approval and Letter of Offer | Letter of Offer, MRTA, insurance |
| 10-14 | Completion and key collection | MOT, utility transfers, keys |
For developer purchases, the timeline is longer — SPA signing may happen at booking, but VP is 24-36 months away per the Housing Development Act 1966 (Schedule G: 24 months for landed; Schedule H: 36 months for strata) and strata title even further.
Related Reading
- How to Buy a House in Malaysia: Step-by-Step
- Buy House Procedure Malaysia: Checklist
- Home Loan Eligibility & DSR Malaysia