What is AIA's Tiered Fixed Rate Home Loan?

It is a fixed-rate housing loan or commercial property financing where the interest rate steps up at set tiers (e.g. years 1-2, 3-4, 5 onwards) rather than floating with the market, calculated on a daily rest basis, with the property held as security.

What is the minimum loan amount for an AIA Home Loan or Shop Loan?

The minimum is RM150,000 for a Home Loan and RM300,000 for a Shop Loan, based on AIA's published product brief effective 1 October 2025.

AIA home & shop loan

Know your instalment years in advance, not just this year.

AIA's Tiered Fixed Rate Home Loan and Shop Loan lock in your rate at set tiers — e.g. one rate for years 1–2, a higher one from year 3 — so you know exactly what's coming, rather than floating with the market. This estimates your instalment at each tier, based on AIA's published rate card effective 1 October 2025.

What are you financing?

Home loans and shop loans run on different rate tables and limits.

Loan type

Purpose

Package

Your numbers

Loan amount sought

Property value (OMV / price)

Your age

Will you take an AIA Life policy or MRTA for this loan?

Rate reference

AIA's published rate tiers, by grade

Home Loan — Primary market (new purchase from developer)
Grade	Tier 1 (Yr 1–4)	Tier 2 (Yr 5 onwards)
A	3.70% p.a.	5.00% p.a.
B	3.90% p.a.	5.00% p.a.
C	4.20% p.a.	5.00% p.a.
D	4.60% p.a.	5.05% p.a.

Home Loan — Secondary market (purchase or refinance, completed)
Grade	Tier 1 (Yr 1–2)	Tier 2 (Yr 3–4)	Tier 3 (Yr 5 onwards)
A	3.50% p.a.	4.15% p.a.	4.95% p.a.
B	3.70% p.a.	4.40% p.a.	5.00% p.a.
C	4.00% p.a.	4.65% p.a.	5.00% p.a.
D	4.40% p.a.	4.90% p.a.	5.05% p.a.

Shop Loan — Commercial market (purchase or refinance)
Grade	Tier 1 (Yr 1–2)	Tier 2 (Yr 3–4)	Tier 3 (Yr 5 onwards)
A	4.40% p.a.	5.15% p.a.	5.95% p.a.
B	4.65% p.a.	5.40% p.a.	6.00% p.a.
C	4.95% p.a.	5.65% p.a.	6.00% p.a.
D	5.35% p.a.	5.90% p.a.	6.05% p.a.

Your grade is set entirely by AIA's own mortgage credit risk scoring, based on your financial health at application — it isn't something we can determine for you in advance. Comparing Grade A through D shows the realistic range so there are no surprises either way. A Single Tier option (flat 5.00% p.a., Non-Zero Moving Cost only) is also available for completed residential properties, outside the grade system.

Get ready to apply

Application form & document checklist

Download AIA's actual application form and reference documents, and check which supporting documents you'll need based on how you're employed.

Application Form

Includes DSR worksheet

Download PDF →

Home Loan PDS

Product Disclosure Sheet

Download PDF →

Shop Loan PDS

Product Disclosure Sheet

Download PDF →

Home Loan Brief

Full terms & conditions

Download PDF →

Shop Loan Brief

Full terms & conditions

Download PDF →

Applicant(s) Identity Card (copy)
Passport for foreigner (copy)
Payslips — last 3–6 months (12 months if variable income)
EPF statement — last 12 months
Bank savings/current account statements — last 6 months, showing salary credited
Title deed (copy)
Sale & Purchase Agreement / booking receipt (copy)
Employment confirmation letter — if current job is under 6 months
Income tax — last 2 years (Form B/BE/e-Filing with receipt)

Also provide where applicable: Singapore CBS credit report (for Singaporeans/PR/working in Singapore), home-country credit report (for foreigners working in Malaysia), stamped tenancy agreement with 6–12 months' payment proof (if claiming rental income), EA form (last 2–3 years), credit card statements (last 3 months), fixed deposit receipts, existing loan statements (last 12 months), and a valuation report for completed property.

First home, and household income under RM5,000? If your total monthly household income is RM5,000 or below and the property price is RM300,000 or below, AIA requires you to complete AKPK's free RUMAHKU financial education module at power.akpk.org.my and submit the completion certificate with your application.