RM10,000 a month on credit card commitments? It could be closer to RM2,000.
High-interest debt eats your cash flow and your DSR. If you own property, a cash-out refinance can settle your credit cards and personal loans, leaving you with one lower instalment at a home-loan rate.
RM200,000 of debt, three ways
| How the debt sits | Monthly commitment | What it means |
|---|---|---|
| Credit cards, RM200,000 balance | RM10,000 | Banks count 5% of the balance in your DSR. Interest alone runs around RM2,500–3,000 a month, and it never really ends. |
| Personal loan, 10% p.a., 5 years | ~RM4,249 | About RM55,000 in total interest. |
| Cash-out refinance, 3.6% p.a., 10 years | ~RM1,987 | About RM38,500 in total interest. One instalment, home-loan rate. |
Illustration only, using standard loan calculations. Your rate, tenure and approval depend on your profile and the bank. Longer tenures may be possible case by case — they lower the instalment further but increase total interest.
Your DSR decides what you can borrow next
Banks count credit cards at 5% of the outstanding balance — not the minimum payment. RM200,000 of card debt looks like RM10,000 a month to a bank, which can block a new home loan or refinance on its own. Clearing it frees your DSR as well as your cash flow.
From several debts to one instalment
Value your property
We check its current value with bank valuers to see how much can be cashed out.
Review your commitments
Cards, personal loans, payment record and DSR — before anything is submitted.
Refinance and cash out
We compare 12+ banks and structure the refinance around your goal.
Settle the debts
The cash-out clears the high-interest facilities. You keep one instalment.
Timeline: about 3 months for freehold and about 6 months for leasehold property. It's mid-term planning, not an emergency fix.
Is it right for you?
A good fit if
- You own property with enough value above your current loan
- Your income is steady
- Your debt is mainly credit cards or personal loans
Not the answer if
- You need cash within weeks
- The cards will be used up again — then the problem comes back
- Your property value doesn't support the cash-out
Not your usual loan agent
Most loan agents only look at the loan. We're bank-trained and financial planner-certified, so we look at your whole financial picture — and hold ourselves to that standard.
Registered Financial Planner
RFP-certified under the Malaysian Financial Planning Council programme — trained to plan, not just to sell.
Bank-trained
Banking experience at Maybank and Standard Chartered. We know how credit officers assess your file.
Finance & Investment degree
Formal training in finance and investment behind every recommendation.
Whole-picture advice
Qualified across insurance, unit trusts and estate planning — so your loan fits your protection, investments and long-term plans.
Debt consolidation FAQ
What debts can I consolidate into my home loan?
Mainly credit cards and personal loans, and sometimes other high-interest facilities. Every case is assessed individually.
How much can I cash out?
It depends on your property's current value, your outstanding loan and your DSR. We check the value with bank valuers before you decide.
How long does it take?
About 3 months for freehold and about 6 months for leasehold property. If you need cash within weeks, we'll tell you honestly what your options are.
Is a longer tenure better?
A longer tenure lowers your monthly instalment but increases the total interest you pay. On a flexi loan you can pay more whenever you can, which cuts the interest and shortens the loan.
Can I consolidate if I've missed payments?
It depends on your recent payment record. We review your CTOS and CCRIS first and tell you where you stand before any application.
Is this the same as an AKPK debt management programme?
No. AKPK's programme restructures repayments with your creditors. This is a refinance of your home loan that uses your property's value to settle expensive debt.
One instalment. Lower commitments. More room to breathe.
Tell us roughly how much you owe and what your property is worth. We'll show you the numbers.
