How to use EPF to buy a house (2026)
Quick answer: You can use EPF Akaun Sejahtera (formerly Account 2) to buy a first or second home. You can withdraw the difference between the price and the loan plus 10% of the price, or your whole Akaun Sejahtera balance — whichever is lower. Key conditions: at least RM500 in the account and an SPA no older than 3 years. Apply through KWSP i-Akaun.
Key facts
| Account | Akaun Sejahtera (formerly Account 2) |
|---|---|
| Minimum balance | RM500 |
| SPA | No older than 3 years |
| Number of homes | Up to 2 |
EPF housing withdrawals
| Type | What it's for |
|---|---|
| Buy / build a house | Pay the deposit and balance (first or second home) |
| Reduce / settle a loan | Reduce an existing housing loan |
| Monthly instalments | Help pay the home loan instalment regularly |
How much can I withdraw?
- With a loan: (price − loan) + 10% of the price, or your whole Akaun Sejahtera balance — whichever is lower.
- Cash purchase: price + 10%, or your whole Akaun Sejahtera balance — whichever is lower.
Example: a RM350,000 home with a 90% loan (RM315,000). Difference RM35,000 + 10% (RM35,000) = RM70,000. With RM40,000 in Akaun Sejahtera, you can withdraw RM40,000.
What about Akaun Fleksibel?
Akaun Fleksibel (Account 3) can be withdrawn any time for any purpose, so it can also help with legal or moving-in costs — but it is not the "housing withdrawal" category. Akaun Persaraan cannot be used for a home.
How to apply
- Check eligibility. Akaun Sejahtera balance of at least RM500, and no earlier housing withdrawal (or that home has been sold).
- Sign the SPA. A purchase withdrawal needs an SPA dated within 3 years of the application.
- Prepare documents. SPA, loan offer letter (if financed), bank statement or savings book for crediting.
- Apply via KWSP i-Akaun. Log in to i-Akaun → Withdrawal → New Application → choose the housing withdrawal type, or visit an EPF counter.
- Receive payment. Money is credited to your bank account or paid directly, depending on the withdrawal type.
Rules and forms can change. Confirm on the official EPF website before applying — and remember, withdrawals reduce your retirement savings.
Frequently asked questions
Can I use EPF for a house deposit?
Yes. An Akaun Sejahtera purchase withdrawal can cover the deposit and balance, with the SPA as proof of purchase.
How much EPF can I withdraw to buy a house?
The difference between price and loan plus 10% of the price, or your whole Akaun Sejahtera balance, whichever is lower.
Can I use EPF for a second house?
Yes, housing withdrawals are allowed for up to two residential homes, subject to EPF's conditions.
Can EPF pay my monthly home loan instalment?
Yes, through the monthly instalment withdrawal from Akaun Sejahtera, applied for via i-Akaun.
Can Akaun Fleksibel be used to buy a house?
Akaun Fleksibel can be withdrawn for any purpose, so it can help, but the formal housing withdrawal uses Akaun Sejahtera.