Commercial property financing · PROPERTY GUIDE

Buying a shop lot or factory: loan margin and cash preparation

Compare published bank product limits without confusing financed fees with money paid for the property.

This guide brings together the linked public references. Source checks do not constitute a bank approval, legal opinion or verification of a particular property.

Compiled and published by Vivien Lim Ipoh Property · Online sources checked 2026-10-20

There is no single loan margin for every shop lot or factory. The borrower, owner occupation or investment, property, valuation, repayment capacity and bank product all matter. 'Up to' is a product ceiling, not a pre-approval. All product examples below were checked online on 20 October 2026; obtain a fresh written offer for your case.

CIMB Business Premises Financing-i for individuals publishes financing up to 90% including MRTT, legal and valuation costs, with those costs capped at 5%. Its term is five to thirty years or age seventy, whichever comes first. This is not 90% of the price plus a separate extra 5%; ask how much actually pays the seller.

RHB's individual Commercial Property Financing publishes up to 85% base financing plus up to 10% for MRTA, with financed entry costs capped at 5% within that additional portion, and a term of five to thirty years or age seventy, whichever comes first. Additional cover and entry-cost financing is not a cash deposit paid to the seller. Read the actual breakdown and conditions.

Maybank SME Online PBF/-i publishes up to 95% inclusive of up to 5% insurance and eligible costs, with a term up to twenty-five years. Eligibility includes existing Malaysian-owned Maybank SME customers operating for at least three years. The linked Islamic PDS limits the financed commercial or industrial property to owner occupation and states director guarantees for Sdn Bhd. Do not assume the same eligibility for a new company or rental investment.

Company products differ again: CIMB Business Premises Loan for businesses publishes a maximum twenty-five-year term; HLB's SME Business Mortgage publishes up to RM10 million and thirty years; Public Bank SWIFT covers shops, warehouses and factories with up to twenty-five years or age seventy. These pages do not establish a universal percentage for every borrower. Compare the correct product and the written quote, rather than assigning each bank an invented margin.

Cash planning: purchase price minus the approved property principal payable towards the price, plus unfinanced costs, fit-out, utilities, machinery and reserves. Calculation example only: RM1 million price, RM900,000 accepted bank base and an assumed 80% property loan give RM720,000 principal and RM280,000 price cash gap, before costs. A different valuation or approval changes the result; do not inflate an SPA or conceal rebates.

Prepare verified income, all debt commitments, tax records and the property's documents. Self-employed and company borrowers may need registration, accounts, management figures, business bank statements and signing authority. Banks assess sustainable repayment and may request guarantees. There is no verified single DSR or DSCR threshold that guarantees approval across these products. A turnover figure alone does not show free cash for repayment.

Compare dated LO and PDS terms: base rate plus spread, effective rate or profit, repayment term, instalments, security, insurance, lock-in, early settlement and legal or valuation charges. Stress-test a rate increase and a trading or vacancy setback. A PDS worked rate is not today's personal quote; a thirty-five-year residential illustration is not the commercial product term.

Keep residential rules in their proper scope. BNM's third-house 70% announcement concerns housing finance; have the bank confirm how this application is classified. Housing withdrawal and first-home schemes are not blanket commercial entitlements. KWSP's Buy House definition includes a qualifying developer shop lot with a residential unit, so mixed-use cases require KWSP confirmation; do not label every shop lot eligible or every mixed unit excluded.