Questions About Building on Your Own Land
The 65 questions families like yours ask us most, answered plainly. Where an answer needs more room, we link to the full guide.
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- Our rate is RM200 to RM250 per square foot, plus RM45,000 for council approval through to CCC.
- Every figure on this site is the construction cost on land you already own; we do not sell land.
- There is no charge before you appoint us: plans, 3D views and a full quotation are free, with no registration and no obligation.
- How you finance does not change the price: the per-square-foot rate is the same for LPPSA, CIMB, Maybank, EPF and cash.
- The contract price is fixed for the contracted scope; only a variation order or unforeseen ground conditions can add cost, and both are agreed in writing first.
Cost & pricing
What does it cost to build a house on my own land?
Our rate is RM200 to RM250 per square foot, depending on the finish package, design and specification. Add RM45,000 for council approval through to CCC and RM5,500 for permanent meters if you need them. The cost calculator shows the full figure and the formula.
Does that estimate include the land?
No. Every figure on this site is the construction cost on land you already own. We do not sell land.
What is excluded?
Land, unusual groundwork, fencing and gates, full landscaping, air-conditioning units (we provide the piping and points), furniture, curtains and decorative lighting. All of it is itemised in the formal quotation. See the full exclusions list.
Apart from the contract price, what other costs should I budget for?
Third-party costs: stamp duty on the loan documents (0.5% of the loan amount), the lawyer's fee for the financing documents, a valuation fee, fire insurance and usually MRTA/MRTT. With a bank loan you also pay interest on the amount released while the house is being built. LPPSA can finance the legal fee for the financing documents and the MRTT/MRTA cover, but not stamp duty, the statutory declaration or a caveat. Third-party costs worked out.
Do I have to pay for drawings or a quotation?
No — there is no charge at any stage before you appoint us. Plans, 3D views and a full quotation are free, with no registration and no obligation.
Why is a larger design sometimes cheaper?
Because each estimate in our catalogue is calculated from that design's own drawings. Roof form, corner count, external wall length and structural complexity matter more than floor area alone. We explain it on the catalogue page rather than hiding it.
Can the price rise after the contract?
The contract price is fixed for the contracted scope. What can add cost is a change of scope you decide on (a variation order) and unforeseen ground conditions only visible once excavation starts. Both are agreed in writing before the work is done.
Financing
How much can I borrow?
Our eligibility tool gives an estimate in a minute, and tells you which rule is limiting you — which is the only part you can change. It is an estimate, not an approval: LPPSA applies its 80% total-debt limit to net income (basic pay and the fixed allowances it counts, minus mandatory deductions such as EPF, SOCSO and income tax), and every bank makes its own assessment.
LPPSA or a bank — which is better?
For most public servants, LPPSA: a fixed 4.00% for the whole tenure plus automatic salary deduction is a combination no bank matches. The new limit LPPSA has announced (applications expected to open in Q4 2026) charges 4% on the first RM750,000 and 4.5% on the balance up to RM1,000,000. The full comparison, with real calculations.
Does the financing route change your price?
No. Our per-square-foot rate is the same for LPPSA, CIMB, Maybank, EPF and cash. We used to add a documentation surcharge on certain routes; that has been removed entirely.
Can I build with no deposit?
Yes, in the sense that you pay no cash deposit to the contractor to start building. Whether your land's value covers the margin depends on the basis the bank uses: one published build-on-own-land product finances up to 90% of the lower of market value or construction cost, and on that basis your land's value does not reduce the part you cover. LPPSA approves the lowest of four figures, and if that is below the contract price, you pay the difference first. The full explanation, including what you still have to pay.
Do I pay instalments while the house is still being built?
With a bank loan, usually yes: the bank charges interest on the amount released so far, so the monthly payment rises as the build progresses. With LPPSA, repayment of construction financing (Jenis 2) starts the month after the 95% progress payment is released, or in the 25th month from approval, whichever comes first. If you are still renting, plan for rent and instalments at the same time. The payment schedule and who pays each stage.
Can I use my EPF savings to build a house?
Yes, through the Build House Withdrawal from Akaun Sejahtera (formerly Account 2), if you are under 55 and the land belongs to you or your spouse. The amount is the construction cost minus the approved loan, plus 10% of the construction cost, or your whole Akaun Sejahtera balance, whichever is lower. EPF asks for the Construction Agreement and the council's approval letter or approved plan, and pays into your own bank account, not to the contractor. Conditions, documents and a worked example.
Can EPF savings be used for a renovation?
No. EPF states that savings cannot be withdrawn for renovation, and its withdrawal to reduce a housing loan does not cover renovation loans. For a home financed or settled through LPPSA, there is Jenis 7 renovation financing with its own conditions. Ways to finance a renovation.
Do first-home incentives apply when I build on my own land?
Usually not. The first-home stamp duty exemption is written for a purchase under a sale and purchase agreement, and the income tax relief on first-home loan interest is tied to a sale and purchase agreement signed from 1 January 2025 to 31 December 2027. A contract to build on land you already own is not a sale and purchase agreement, so leave both out of your budget; ask your lawyer about your own documents. The costs you still need to plan for.
What does panel contractor status mean?
Our credentials as a contractor have been assessed by LPPSA, CIMB and Maybank, and our progress-claim documents follow the format they expect. It is not a guarantee that your financing will be approved, and we have never presented it as one.
What causes a financing application not to be approved?
Three main causes: monthly commitments pushing the DSR too high (the ceiling is roughly 60–70%), problems in the CCRIS or CTOS record, and incomplete documents. All of them can be checked before you apply.
LPPSA
How does LPPSA decide the amount it approves?
LPPSA approves the lowest of four figures: the property price (for a build, the price in the construction agreement), JPPH's valuation, the amount applied for, and your maximum eligibility. The instalment is capped at 60% of basic pay and fixed allowances, total debt at 80% of net income, and net pay must stay at least 20% of gross income. If the approved figure is below the contract price, that difference (wang beza) must be settled first, before LPPSA releases anything. The full LPPSA guide.
Does LPPSA finance the drawings and site preparation?
No. LPPSA's 2026 guidelines say Jenis 2 financing covers the construction cost in the construction agreement's payment schedule; the cost of preparing plans and preparing the site is not financed. The house must also be built to plans approved by the council or District Office and still in force. In our estimate, council approval through to CCC is a separate RM45,000 line, so plan where it comes from early. The approval process and its cost.
Can a husband and wife apply to LPPSA jointly to build?
Yes, if both are public servants using LPPSA (Joint Financing 1): every financing type is allowed for that combination. If one spouse works in the private sector and uses a bank (Joint Financing 2), LPPSA allows it only for buying a completed house or one under construction (Jenis 1 and 3), not for building on your own land. Joint applicants must be husband and wife, or parent and biological child, and for Jenis 2 the land must be owned wholly by the applicant or jointly within the same relationships. How LPPSA and a bank can be combined.
I am not yet confirmed in my post, or I am on contract. Can I use LPPSA?
LPPSA requires a copy of your letter of confirmation in post with the application, so wait until you are confirmed. The scheme is for permanent public servants; contract staff should look at a bank loan. The application must also reach LPPSA before your retirement or end-of-service date. Estimate your LPPSA and bank eligibility.
I bought my land with LPPSA financing. Can I build with LPPSA too?
Yes, through Jenis 6, once the salary deduction order for the land financing is in place and there are no repayment arrears; the individual title must be in your name and charged to LPPSA. LPPSA does not allow buying land and building at the same time: land first, then the house. If the land was financed under SPPSA (conventional), the construction financing cannot be taken under SPPSAi (Islamic). LPPSA's financing types.
My land is still charged to a bank. Can I build with LPPSA?
Not directly. Jenis 2 financing needs individual-title land free of any encumbrance. If the bank loan was taken to buy the land or build a house, Jenis 5 can settle it first, subject to conditions: for a land loan, the balance taken over cannot exceed half of your eligibility or JPPH's valuation, whichever is lower, and you pay the excess to the bank first. When Jenis 5 fits.
Can I build two houses on one lot with LPPSA, for example one for my child?
Not with LPPSA. Construction financing is allowed only to put up one house on one lot of land, so first and second financing cannot both be used on the same lot. Second financing is available only once the first is fully settled, with an instalment of no more than 50% of salary. LPPSA's financing conditions.
What happens to LPPSA financing if I die or become disabled?
Mortgage cover (MRTT/MRTA, or takaful for SPPSAi) is compulsory, and since 1 January 2018 it covers death, total and permanent disablement, and critical illness. Heirs or the head of department notify LPPSA on the notification form; the insurance or takaful panel pays LPPSA on the reducing-balance table, and any surplus is returned to the heirs. A balance can remain if instalments were in arrears, the policy had expired, or the cause is excluded by the policy, so do not let instalments fall behind. LPPSA insurance and takaful.
Land & approvals
Do I need to own the land first?
Yes. The land is the security for construction financing, so the title needs to be in the applicant's name. LPPSA accepts sole ownership by the applicant, or joint ownership between husband and wife or parent and child, and the land must be free of any encumbrance. Check your land readiness if you are unsure of your title status.
My land is agricultural. Can I build a house?
Possibly, even without converting it. Section 115(4)(a) of the National Land Code allows a dwelling-house for the owner, or someone lawfully occupying the land, on agricultural land, as long as it takes up no more than one-fifth of the lot or 2 hectares, whichever is less, and the title's express conditions do not say otherwise. The council still has to approve the plans, and the financier makes its own assessment of the title, so check with both first. If conversion is needed, it is applied for under section 124, with a premium set by the State Authority. The full details.
The land is unsettled inheritance. Can I build?
Physically yes, but you will not get financing, because the land cannot be charged as security until the distribution is complete. This is the most common cause of delay we see. If the whole estate is worth no more than RM5 million, apply for small-estate distribution at the JKPTG Estate Distribution Office through MyLAND; JKPTG states 4 to 6 months from the application date, longer at offices with a heavy caseload. The steps.
The land is still in my parents' name. What are my options?
For council approval, an applicant who is not the registered owner must show the right to build, for example a power of attorney or an agreement with the owner. For financing, LPPSA Jenis 2 needs the applicant to be the owner or a co-owner (husband and wife, or parent and child), and an EPF withdrawal needs the land to belong to you or your spouse. The cleanest route is usually to transfer the land first: a transfer by way of love and affection between parents and children has been exempt from stamp duty on the first RM1,000,000 of the property's value since 1 April 2023. Using family land to build.
How do I check my land's real status?
Buy an official search: at the district Land Office for an HSM, GM or PM title, and at the state Land and Mines Office (PTG) for an HSD, GRN or PN title. The search shows the registered owner, category and conditions, restrictions in interest, charges and caveats. In Selangor the official search fee is RM50 and it can be done online through e-Tanah. How to read your title and search.
My land is Malay reserve. Does that affect financing?
It limits who can hold the charge. In Selangor, Malay-reserve land may be charged only to bodies listed in the Second Schedule of the Malay Reservation Enactment, so ask your financier whether it is on that list before you apply. The same Enactment prohibits transferring, charging or leasing it to a non-Malay. Other title restrictions to check.
Is council approval required?
Yes. A house without approved plans and a CCC cannot be legally occupied, cannot have permanent utilities connected, and is difficult to sell or mortgage. Outside a council area, LPPSA accepts plans approved by the District Office. The full process, step by step.
How long does council approval take?
Three to four months is realistic in Selangor, Kuala Lumpur & Negeri Sembilan, and longer if a department asks for amendments. It sits on your project's critical path, because financiers require approved plans before disbursement. For reference, MBPJ's charter for a new building plan is 37 working days after a complete application, depending on the date of the OSC committee meeting; that does not include the time to prepare the drawings.
What are CCC and Form G?
CCC is the Certificate of Completion and Compliance, issued by the professional who submitted the plans: an architect, engineer or registered building draughtsman. Form G1 to G21 are the stage certifications signed during construction; the CCC cannot be issued until they are all complete. The full explanation.
Building rules
Can a building draughtsman submit my plans instead of an architect?
Yes, within limits. Section 24(5) of the Architects Act 1967 allows a registered building draughtsman to submit plans for a building of no more than two storeys with a total built-up floor area of no more than 300 square metres. Above that you need a Professional Architect. The structural plans are signed by a registered engineer either way. Who can submit plans.
Can work start as soon as the plans are submitted to the council?
No. MBPJ states that work may start only after the plans are approved and Form B (the notice to start work) has been lodged. Building without written permission breaches section 70 of Act 133, with a fine of up to RM50,000, up to 3 years' jail, and a possible demolition order. The right order of approvals.
Can we move in while waiting for the CCC?
No. Occupying a building without a CCC is an offence under Act 133, with a fine of up to RM250,000 or up to 10 years' jail. Wait for the certificate; it is also what allows permanent utility connections. What must be complete before the CCC.
Does one house on my own land need planning permission?
It depends on the council. MBSA has exempted a single detached house from planning permission since 1 October 2017, but building and engineering plans still need approval. MBPJ's bungalow checklist asks for the planning approval letter, and DBKL asks for an approved Development Order. Requirements by council.
My land is outside a council area (a village). What about approval?
LPPSA accepts a house built to plans approved by the council or the District Office and still in force. For an EPF withdrawal outside a council area, EPF asks for a confirmation letter from the local authority, head of village or village committee, with the site plan. Ask your District Office about its process before the drawings are finished. EPF documents for a village house.
Do I need my neighbours' consent to build?
For a house on your own lot, approval comes from the council, not the neighbours. But CIDB advises written consent before work touches shared structures such as walls, fences or drains, and neighbours can claim compensation if your work damages their property. Tell neighbours early, avoid noisy work before 8am or after 6pm, and keep materials within your own site. What happens on site, stage by stage.
Designs & plans
How many designs are there?
62, all with full drawings, real floor areas, room counts and cost estimates. See the whole catalogue — every one is free to download.
Can I ask for a custom design?
Yes, and it is free. We draw plans and 3D views to your requirements at no charge. Bring a list of the spaces you need and some reference images, and limit the revision rounds so the schedule is not affected.
Can I use my own plans?
Yes. If your plans are already approved we can build from them. If not, we review buildability first — some plans need structural amendments before a council will approve them.
Do I have to register to download a plan?
No. No registration, no email, no charge. Every design page has a direct download link to the full drawing set.
How much land do I need?
Each design page states the estimated land area needed once council setbacks are applied. As a rough guide, a single-storey house needs a footprint of around twice its floor area. The land check tool works out the buildable footprint from your lot area.
Contracts & contractors
Does my contractor have to be registered with CIDB?
Yes. Section 25(1) of Act 520 makes registration mandatory, and CIDB lists a fine of RM10,000 to RM100,000 and a stop-work order for work by an unregistered contractor. The registration grade sets the contract value a contractor may take on. Check the number, grade and expiry date in the CIDB CIMS portal before you sign anything.
What should a quotation for building a house include?
CIDB's guide: the contractor's name, SSM and CIDB numbers, the date and validity period, a detailed scope of work by stage, the type, brand and quantity of materials, the project duration, a price breakdown, payment terms, and the warranty period and scope. CIDB also advises getting at least three quotations and being wary of a very low price with no breakdown of scope. Our package specification, line by line.
What should a building contract include?
CIDB lists: the scope and specification as a schedule, start and completion dates, the price and payment schedule, the type and length of warranty, the contractor's insurance, a dispute procedure, how changes to the work are handled, and the consequences of delay, including penalties and the right to terminate. Both parties sign before work starts, and do not pay in full before the work is complete. How stage payments work.
Does the Housing Development Act or the Tribunal for Homebuyer Claims protect me?
Not directly. Act 118 governs developing more than four housing units, and the tribunal hears claims arising from a sale and purchase agreement with a developer. For one house on your own land, your protection is the contract, your financier's controls and the council approvals; disputes go to mediation, the courts, or arbitration if the contract provides for it. Your rights if there is a defect.
What if the contractor abandons the project halfway?
The main protection is paying only for work that has been verified: CIDB advises never paying in full before the work is complete. With LPPSA financing, payments are released in stages against JPPH progress reports, and the contractor gives a letter of undertaking to refund if the build is abandoned. Your contract should state the right to terminate and claim damages if the contractor fails. The controls in the payment schedule.
Can I change the design or add work after construction starts?
Yes, but every change is a variation order: CIDB advises agreeing the scope, cost and effect on the timeline in writing, signed, before that work starts. A change that departs from the approved plans also needs amended plans; MBPJ, for example, requires amendments to be approved before the CCC. How a variation order affects payments.
Construction & after handover
How long does it take to build a house?
Construction itself takes 5 to 6 months. From first consultation to key handover, budget 12 to 18 months including design, council approval and financing — some of which run in parallel. The 12-step workflow with each duration.
When do I pay, and how much?
Seven stages, each requiring verified work before a claim is made. A 5% confirmation deposit, and a final 5% paid at handover once the defect list is cleared. This differs from standard contract forms such as CIDB 2022, which hold part of a retention until the defects liability period ends. With LPPSA financing, LPPSA releases the last 5% after the CCC or six months after the 95% release. The full schedule with example amounts.
Who insures the house while it is being built?
Under the CIDB 2022 standard form, the contractor takes out All Risks insurance for not less than the contract sum in joint names, and third-party liability insurance before work starts; workers are registered with SOCSO. Check that your contract says the same. With LPPSA financing, fire insurance or takaful (LTHO) takes effect from the release of at least 95% or when the house is 100% complete, whichever comes first. Protecting your money during the build.
How does a new house get electricity and water?
For electricity, an electrical contractor registered with the Energy Commission applies for supply through myTNB and submits Borang G and H; the owner pays a connection charge, a deposit and stamp duty, and TNB installs the meter. For water, the pipe work is done by a SPAN-certified plumber and the application goes to Air Selangor (Selangor and KL) or SAINS (Negeri Sembilan). In our estimate, permanent meters are a separate RM5,500 line. Utility connections, step by step.
Which taxes do I pay once the house is finished?
Quit rent carries on as before, paid every year by 31 May in Selangor. Assessment tax is recalculated by the council on the finished house once the CCC is issued. Real property gains tax (RPGT) arises only if you later sell or transfer the house. Taxes and costs after completion.
Which documents should I ask for at handover?
The signed and dated handover form (the warranty runs from it), the defects list and its sign-off, the anti-termite treatment certificate, the manufacturers' warranty cards, and the CCC. CIDB also lists maintenance manuals, test reports (concrete cubes, water pressure, electrical) and as-built plans. Keep paper and digital copies. Warranty and handover.
What does the warranty cover?
A 12-month warranty from the date of key handover, covering structural defects, roof and plumbing leaks, electrical work, wet-area finishes and installation. The warranty period is a period of repair service; your rights in law do not end with it, because the Limitation Act 1953 allows six years for a claim founded on contract. The full terms including exclusions.
Can I visit the site during construction?
Yes, and we recommend visiting regularly. Seeing the work mid-build is the best way to judge quality. See our site photography, and contact us to visit an active site.
What if I'm not satisfied with the work?
A joint inspection and defect list are completed before handover, and the final 5% is only paid once the defects are cleared. For the other stages, the engineer's or supervisor's verification is the basis of the claim, so disputes are settled at verification rather than at payment.
About RumahHQ
Are you CIDB-registered?
Yes. Golden Sharp Innovation (IP0580950-X), CIDB registration 0120260318-SL169289. Check it yourself in the CIDB CIMS portal — for us and for any other contractor you are considering.
What is your CIDB grade?
Grade G4, in categories B (Building), CE (Civil Engineering), ME (Mechanical & Electrical), valid until 17/03/2028. Our registration number is published so you can check it yourself in the CIMS portal. See the registration certificate.
Which areas do you cover?
Selangor, Kuala Lumpur & Negeri Sembilan. Outside that we will not quote, because material haulage, labour rates and council processes differ. Our plans remain free to download and take to a local contractor.
How many houses have you built?
230+ completed as at 2026-09-18, with 10+ years of operation and a network of 90+ personnel.
How do you handle my data?
The contact details you provide are used to contact you about your request and are stored in our CRM. The income figures you enter into the eligibility tool are never stored — only a band. Full privacy policy.
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Plans, 3D views and a full quotation, all free, with no registration and no obligation. We are only paid once you choose us to build your family's home.