I would like to ask for some advice for situation below, not sure if i can express it well here:


Ryan & Miho, they got this MYR 21,600 cash back upon VP break into 4 terms over 2 years

90% Loan = MYR 551,700


80% = MYR 490,400
For 80% loan, they said can straight away minus the MYR 21,600 cash back. 90% cannot straight deduct, must wait till VP.

Assuming I got no cash in hand for higher downpayment but have MYR 30,000 in EPF can withdraw out and EPF recent years got approx 6% dividend.


I would like to know if it is worth to withdraw the 30k from EPF and get 80% loan, I will solve the other value difference in cash myself.

I guess I will try to reexplain what is sort of stucked in my mind


Option A
Loan 550,000, No EPF, Cash back MYR 21,600 will get only after VP over 2years. Assuming home loan rate at 4.6%



Option B
Loan 490,000, EPF MYR 30,000, cash back MYR 21,600 straight use to offset house price. Assuming home loan rate at 4.6%

My concern here is the opportunity cost between option A & option B

EPF MYR 30,000 @ 6% PA over 5years -> MYR 40,146 (Value difference MYR 10,146)

Cash Back MYR 21,600 @ 4.6% PA over 5years -> MYR 27,046 (Value difference MYR 5,446)


Looking at this Option A or Option B better? Is there other smaller details and numbers that I have missed to scale the option A or option B?