Can I Get a Home Loan With Commission or Business Income?
Yes, but banks usually count only part of it and want a longer track record. Commission is commonly recognised at about 60% to 85% of the average, depending on the bank, and many banks want 6 to 12 months of history. Business owners are usually assessed on 2 years of tax returns (Form B) and 6 months of bank statements, often with the business registered for at least 2 years.
STS Wealth Care team
Last updated 3 min read
A fixed salary is the easiest income for a bank to verify. Commission and business income can still get you a home loan, but the bank will discount it and ask for more proof.
Commission earners
Banks average your commission over a period and then count only a share of it. From the bank guides we work with:
| What banks look at | Typical range |
|---|---|
| Share of commission counted | about 60%–85% (some banks up to 100% with a long, stable history) |
| History needed | usually 6–12 months; some want 2 years of EA forms |
| If commission swings a lot | the bank may use 12 months of payslips or 2 years of tax returns instead |
So if you earn RM8,000 a month in commission, a bank counting 70% will treat it as about RM5,600 when working out your DSR.
Documents: 6 months of commission statements, the bank statements showing the commission credited, your EA form or BE tax return, and EPF statements.
Self-employed and business owners
Banks want to see that the business is real, steady, and that the income reaches you.
- Business age: many banks want the business registered with SSM for at least 2 years.
- Income: usually based on your last 2 years of tax returns (Form B) with proof of submission or payment, and checked against 6 months of business bank statements.
- Discounting: some banks work from your bank credits and apply a percentage for your industry, then count only part of the result.
If your declared income is low to save tax, the bank will also see a low income. That's the most common reason business owners get a smaller loan than expected.
Documents: full SSM printout, 2 years of Form B with assessment or payment receipts, 6 months of company and personal bank statements, and a trading licence if your business needs one.
Other income
- Rental income: often counted at 70%–80%, with a stamped tenancy agreement and bank statements showing the rent.
- Bonus and allowances: fixed allowances usually count in full; variable allowances and overtime are often counted at about half to 70%.
How to improve your chances
- 1.Keep income going into one bank account so it's easy to trace.
- 2.Declare your real income in your tax return if you plan to buy property.
- 3.Add a joint applicant with a fixed salary if your income alone isn't enough.
- 4.Choose the right bank. Each bank counts commission and business income differently, so the same person can get very different amounts.
Read more about how banks measure affordability in What is DSR?.
STS Wealth Care is a loan advisory consultant, not a bank or lender. We go through your income documents with you, estimate how much each bank is likely to count, and suggest banks that suit your profile. We don't charge an upfront fee, and approval is always the bank's decision.
Quick questions
- I just switched to a commission job. Can I apply now?
- Most banks want at least 6 months of commission history, and some want 12. Applying earlier usually means the bank counts only your basic salary, if any.
- My company pays me in cash. Is that a problem?
- Yes. Banks rely on income they can trace through bank statements, EPF and tax records. Cash income without those records is very hard to count.
- Can I use my company's bank statements?
- Usually together with your personal documents, not instead of them. Banks check that the business income actually reaches you, for example through salary, director's fees or dividends declared in your tax return.
Want us to look at your situation?
Send us a WhatsApp message. We reply within 24 hours, Monday to Friday, 10:00am to 5:00pm. No upfront fee, and asking doesn't mean you have to apply.
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10-point pre-application checklist
Check these 10 things before you apply for any loan. Leave your name and number and the PDF is yours right away.
- Check your eCCRIS and CTOS yourself first
- Work out a rough DSR
- Spot upfront-fee scams
This article is general information, not financial or legal advice. STS Wealth Care is a loan advisory consultant, not a bank, lender or licensed financial advisor. Approval, rates and amounts are always decided by the bank or financial institution.
