Using EPF Account 2 to Buy a Home
How an EPF Account 2 withdrawal fits into a house purchase, when to start it, and why timing matters more than the amount.
Updated 21 August 2026 · Written and reviewed by Nur Nabilah Binti Mohd Aris
An EPF Account 2 withdrawal can help cover the deposit or purchase-related costs. The critical issue is timing, not the amount. The application has to be started early so the funds arrive before you need them, not after.
Most buyers know they can withdraw from EPF to buy a home, but fewer plan when. The difference between starting the application early and starting it late often decides whether you can complete within the agreed period.
Where EPF fits in the transaction
The withdrawal is normally used to cover the cash portion not financed by the loan. That means it has to arrive early in the matter, not at completion. If the funds arrive late, you may have to find bridging funds or ask for an extension.
A practical sequence
- Confirm eligibility and the withdrawable balance before committing to any property
- Gather the required supporting documents as early as possible
- Start the application as soon as the necessary purchase documents exist
- Tell your solicitor that part of the funds is coming from EPF, so the dates are planned around it
The most expensive mistakes
- Assuming the funds will arrive within days
- Signing a sale and purchase agreement with a tight completion period without allowing for the withdrawal
- Not telling the solicitor that part of the funds depends on an EPF withdrawal
- Incomplete supporting documents, causing the application to be returned
What you need to set aside overall
An EPF withdrawal covers part, not all. The table below shows the legal fees and stamp duty to account for.
| Property price | Legal fees | Stamp duty | Estimated total |
|---|---|---|---|
| RM250,000 | RM6,413 | RM5,125 | RM13,538 |
| RM500,000 | RM12,825 | RM11,250 | RM26,075 |
| RM750,000 | RM18,090 | RM19,875 | RM39,965 |
| RM1,000,000 | RM23,220 | RM28,500 | RM53,720 |
| RM1,500,000 | RM33,480 | RM50,750 | RM86,230 |
Combining with the first-time buyer exemption
If you are an eligible first-time buyer, the exempted stamp duty reduces the cash you need, so the withdrawal you have to make may be smaller. Work out both together when budgeting rather than separately.
What the solicitor can help with
The solicitor does not handle your EPF application, but they prepare the purchase documents that the application is based on, and can help align dates so the funding schedule and the completion date do not collide. Tell them early so the planning can be done.
Frequently asked questions
Can I use EPF and a bank loan together?
Yes, this is a common combination. The loan finances most of the price and the EPF withdrawal covers the cash portion. What matters is aligning the timing of both.
When should I start the application?
As early as possible once the necessary purchase documents exist. Do not wait until close to the completion date.
Does the solicitor handle my EPF application?
No. The solicitor prepares the purchase documents the application is based on. The application itself is between you and EPF.
What if the EPF funds arrive late?
You may have to find bridging funds or ask for an extension of the completion period, which normally carries late interest. This is why the timing has to be planned early.
Ready to start your property matter?
An initial consultation with no obligation. Tell us about your matter and we will explain what is involved and what it is likely to cost.
No. 4, Jalan Setia Impian U13/3D, Setia Impian 3, Seksyen U13, Setia Alam, 40170 Shah Alam, Selangor
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