Malaysian (non-Bumi) buyers
Using EPF to buy a home: how Akaun Sejahtera works
Quick answerSince May 2024 EPF has three accounts: Akaun Persaraan, Akaun Sejahtera and Akaun Fleksibel. For housing you mainly use Akaun Sejahtera: to pay the deposit / price difference, reduce or settle a housing loan, or pay monthly instalments (subject to the withdrawal type). Generally the home must be in Malaysia and bought in your (or your spouse's) name.
30-second summary
- Accounts: Persaraan / Sejahtera / Fleksibel (from May 2024)
- For housing: Akaun Sejahtera
- Uses: Deposit gap, reduce/settle loan, monthly instalments
- Property: Residential, in Malaysia
- Name: You or your spouse (depending on type)
- Apply: KWSP i-Akaun or counter
Three housing-related withdrawals
| Type | Use | Notes |
|---|---|---|
| Buy / build a house | Deposit or gap between price and loan | Apply after the SPA; lump sum |
| Reduce / settle the loan | Cut principal or pay off | Any time you have a housing loan |
| Monthly instalments | Pay the loan from EPF monthly | Renewed periodically; depends on balance |
Detailed conditions, frequency and documents per the latest KWSP announcements.
Common questions
- Second home? Generally allowed subject to conditions and the interval since your last housing withdrawal.
- Joint purchase: with a spouse, parents or siblings, each using their own EPF (per the rules).
- Malaysians working in Singapore: if you still have an EPF balance from working in Malaysia, you can apply too.
- Foreigners generally have no Malaysian EPF; Singapore CPF can't be used for Malaysian property.
Should you use EPF for the deposit?
It eases cash flow but reduces retirement savings and compounding. Keep an adequate emergency fund first, then decide how much EPF to use.
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Frequently asked questions
Which EPF account can be used to buy a house?
Mainly Akaun Sejahtera, for buying, reducing or settling a loan and monthly instalments.
Can I withdraw before signing the SPA?
Generally you need the SPA and other documents to apply for the housing withdrawal.
Can EPF pay my monthly instalments?
Yes, you can apply for monthly withdrawals for the loan, subject to balance and conditions.
Can foreigners use EPF?
Foreigners generally have no Malaysian EPF, and Singaporeans' CPF can't be used for Malaysian property.