
A free satellite TV service from Astro. Watch lifetime entertainment, news, learning & information and more.
Pictures for illustration only.
Enjoy free access to 15+ TV channels & 10+ radio channels.
* Subject to Astro terms & conditions.
Step-1 |
Step-2 |
Step-3 |
Choose a plan & sign-up online. |
Sit back & wait for installation. |
Enjoy your new Astro / Broadband! |
Explore our TV Pack which includes a variety of entertainment channels.
The must-watch local and international content made for everyone in the family.
The best local & international cartoons & educational entertainment.
Global movies and series packed with action, drama and big thrills.
Latest breaking news & current affairs whilst you discover secrets of the world.
Witness every major league & live sports events, plus family entertainment.
The ultimate all-in-one entertainment with movies, sports & a variety of streaming apps.
Good for working from home and streaming. Get connected at 100Mbps and enjoy uninterrupted streaming, gaming, and browsing.
FREE Modem
FREE WiFi-6 Router
Unlimited data
| What is included? |
Entertainment Pack RM49.99 |
100Mbps Astro Fibre RM99.00 |
| What is included? |
Entertainment Pack + Kids RM59.98 |
100Mbps Astro Fibre RM99.00 |
| What is included? |
Entertainment Pack + Blockbuster RM59.98 |
100Mbps Astro Fibre RM99.00 |
| What is included? |
Entertainment Pack + News & Documentaries RM64.98 |
100Mbps Astro Fibre RM99.00 |
| What is included? |
Sports Pack RM99.99 |
100Mbps Astro Fibre RM99.00 |
| What is included? |
Epic Pack RM199.99 |
100Mbps Astro Fibre RM99.00 |
Ideal for small families for 4K streaming & gaming. Get connected at 500Mbps and enjoy fast and stable internet for all your needs.
FREE Modem
FREE WiFi-6 Router
Unlimited data
| What is included? |
Entertainment Pack RM49.99 |
500Mbps Astro Fibre RM149.00 |
| What is included? |
Entertainment Pack + Kids RM59.98 |
500Mbps Astro Fibre RM149.00 |
| What is included? |
Entertainment Pack + Blockbuster RM59.98 |
500Mbps Astro Fibre RM149.00 |
| What is included? |
Entertainment Pack + News & Documentaries RM64.98 |
500Mbps Astro Fibre RM149.00 |
| What is included? |
Sports Pack RM99.99 |
500Mbps Astro Fibre RM149.00 |
| What is included? |
Epic Pack RM199.99 |
500Mbps Astro Fibre RM149.00 |
Perfect for medium-sized families for work and play. Get connected at 1Gbps and experience ultra-fast internet speeds.
FREE Modem
FREE WiFi-7 Router
Unlimited data
| What is included? |
Entertainment Pack RM49.99 |
1Gbps Astro Fibre RM229.00 |
| What is included? |
Entertainment Pack + Kids RM59.98 |
1Gbps Astro Fibre RM229.00 |
| What is included? |
Entertainment Pack + Blockbuster RM59.98 |
1Gbps Astro Fibre RM229.00 |
| What is included? |
Entertainment Pack + News & Documentaries RM64.98 |
1Gbps Astro Fibre RM229.00 |
| What is included? |
Sports Pack RM99.99 |
1Gbps Astro Fibre RM229.00 |
| What is included? |
Epic Pack RM199.99 |
1Gbps Astro Fibre RM229.00 |
Ultimate high-speed internet for everyone and everything. Get connected at 2Gbps and enjoy lightning-fast internet speeds.
FREE Modem
FREE WiFi-7 Router
Unlimited data
| What is included? |
Entertainment Pack RM49.99 |
2Gbps Astro Fibre RM319.00 |
| What is included? |
Entertainment Pack + Kids RM59.98 |
2Gbps Astro Fibre RM319.00 |
| What is included? |
Entertainment Pack + Blockbuster RM59.98 |
2Gbps Astro Fibre RM319.00 |
| What is included? |
Entertainment Pack + News & Documentaries RM64.98 |
2Gbps Astro Fibre RM319.00 |
| What is included? |
Sports Pack RM99.99 |
2Gbps Astro Fibre RM319.00 |
| What is included? |
Epic Pack RM199.99 |
2Gbps Astro Fibre RM319.00 |

A free satellite TV service from Astro. Watch lifetime entertainment, news, learning & information and more.
Pictures for illustration only.
New decoder only without satellite dish & cabling. You must have Astro/Njoi satellite dish and cable installed and working properly.
Including installation.
New decoder complete with satellite dish & cabling.
Including installation.
Reliable broadband plans that enable next-level business growth.
Supports up to 2-3 users on 5 devices.
Supports up to 6 users on 10 devices.
Supports up to 10 heavy users on multiple devices.
Supports up to 10 power users on multiple devices.
Ultimate support for up to 10 power users on multiple devices.
Good for Working From Home and streaming.
100Mbps/50Mbps
Free Standard Router (RG5)
100Mbps/50Mbps
Free Standard Router (RG5)
Netflix Basic
Suitable for full HD streaming & browsing.
300Mbps/50Mbps
Free WiFi-6 Combo Box
300Mbps/50Mbps
Free WiFi-6 Combo Box
Netflix Basic
Ideal for small families for 4K streaming & gaming.
500Mbps/100Mbps
Free WiFi-6 Combo Box
500Mbps/100Mbps
Free WiFi-6 Combo Box
Netflix Standard
Perfect for medium-sized families for work and play.
1Gbps/500Mbps
Free WiFi-6 Combo Box
1Gbps/500Mbps
Free WiFi-6 Combo Box
Netflix Standard
Ultimate high-speed internet for everyone and everything.
2Gbps/1Gbps
Free WiFi-6 Combo Box
2Gbps/1Gbps
Free WiFi-6 Combo Box
Netflix Standard
Reliable broadband plans that enable next-level business growth.
Supports up to 2-3 users on 5 devices.
Supports up to 2-3 users on 5 devices.
Fixed IP.
Supports up to 6 users on 10 devices.
Supports up to 6 users on 10 devices.
Fixed IP.
Supports up to 10 heavy users on multiple devices.
Supports up to 10 heavy users on multiple devices.
Fixed IP.
Supports up to 10 power users on multiple devices.
Supports up to 10 power users on multiple devices.
Fixed IP.
Good for Working From Home and streaming.
Free WiFi-6 Router
Free WiFi-6 Router
Unlimited voice call
Suitable for full HD streaming & browsing.
Free WiFi-6 Router
Free WiFi-6 Router
Unlimited voice call
Ideal for small families for 4K streaming & gaming.
Free WiFi-6 Router
Free WiFi-6 Router
Unlimited voice call
Perfect for medium-sized families for work and play.
Free WiFi-6 Router
Free WiFi-6 Router
Unlimited voice call
Ultimate high-speed internet for everyone and everything.
Free WiFi-6 Router
Free WiFi-6 Router
Unlimited voice call
Applying for
| Astro Njoi UniFi Maxis |
Find your answers here.
We provide one stop service to apply Astro and Broadband for you.
You can avoid driving and queuing at the sales counter. We are the dealer that can help you to handle your application from the beginning to the end.
We do not charge you when you apply from us. There is no credit card information required to apply here. Charges are the same as you apply from the sales counter.
First, you can apply online, we will get back to you immediately during business hour. WhatsApp/Email/Fax us your Photocopy of IC (for malaysian) / Passport (for foreigners). When we receive all the information, we will proceed with your application immediately.
Once we receive your application with complete information, we will process your application immediately during business hour. The contractor from the service provider will then contact you for installation appointment once your application is approved.
Enjoy greater savings and hassle-free bill payment in one single bill for both Astro and Broadband. You get to enjoy Astro and Broadband at discounted price every month over the contract period of 24 months.
Astro offers multiple TV packs including Entertainment, Sports, Movies and Kids options. You can choose a pack that matches your viewing preferences and add optional streaming apps where available.
Yes, you may subscribe to Astro TV packs without bundling broadband. However, bundling Astro TV with Fibre Broadband may provide better monthly savings and convenience with a single bill.
For small households with light streaming and browsing, 100Mbps is usually sufficient. Larger families, gamers or heavy streamers may benefit from 500Mbps or 1Gbps plans for smoother performance across multiple devices.
Most Astro TV and Fibre broadband plans come with a 24-month contract. Early termination charges may apply if cancellation is made before the contract ends.
Yes, you may upgrade your TV pack or broadband speed at any time, subject to eligibility and coverage. A new contract period may apply depending on the upgrade.
Your monthly bill will be issued directly by Astro. You may receive it via email or access it through your Astro account. Bundled customers will receive a single combined bill for TV and broadband services.
Payment methods may include online banking, auto debit, credit card or other approved payment channels provided by Astro. Our team can guide you during the registration process.
If you experience any service interruption, you may contact Astro customer support for technical assistance. In many cases, issues can be resolved remotely or a technician will be arranged if necessary.
Yes, relocation is subject to service availability at your new address. Relocation charges and contract adjustments may apply depending on your plan.
No, you do not need a credit card to submit your application. Payment setup will be arranged directly with Astro after your service is approved.
Selected Astro TV packs allow optional add-ons such as streaming services depending on current promotions and availability. Additional monthly charges may apply.
Yes, a WiFi router is typically provided during fibre installation. The router model may vary depending on the selected broadband speed plan.
Yes, we will check the service coverage at your address before proceeding with your application to ensure broadband is available at your location.
For Malaysians, please provide a copy of your MyKad. For foreigners, provide a copy of your passport when submitting your broadband application.
After your application is approved, the service provider typically contacts you within 2 to 7 working days to arrange the broadband installation appointment.
Most Astro Broadband plans come with a 24-month contract starting from your installation date. If you relocate, a new 24-month contract may apply at your new address.
Yes, you can relocate your broadband service, subject to service availability at the new address. Your contract may reset for another 24 months from the new installation date.
Yes, you may request to relocate broadband devices within your home. Non-standard installation charges may apply and are payable to the installer directly after assessment.
Yes, you can switch to Astro Broadband. To avoid service interruption, it is recommended to activate the new service before terminating your current broadband contract.
Standard installations may be free during promotions, but non-standard installations (e.g., device relocation or complex wiring) may incur extra charges payable directly to the installer.
If you would like more information or to provide feedback, kindly log in to our support page via support.astro.com.my. For more questions regarding Astro Pack, you may reach out to us via call at 03-7481 1000 (Monday to Friday, 9AM – 6PM exclude public holidays).
STEP 1
On your remote, press the ... button and the Channel Guide page will be displayed on your screen.

STEP 2
Select the channel you would like to remove as favourite and press "OK".

STEP 3
Select "Remove from Favourite" and press "OK".

STEP 4
You are successfully removed the channel from favourite list when this screen appears.

By default, all Astro Fibre customers will receive a Private IPv4 or IPv6 address. However, customers who would like to subscribe to a fixed IP service can do so by contacting our Customer Service Centre at 03-9543 3838 for Astro Fibre’s Fixed IP service for only RM5/month.
We encourage customers to ensure their TV compatibility with the Astro Multiroom (Smart TV) app first before making any purchase here.
If you are still experiencing any issues, please contact us at wecare@astro.com.my or call or WhatsApp us at 03-9543 3838 and our agents will be happy to assist you.
Each Astro customer can subscribe to a maximum of one (1) Multiroom (Smart TV) subscription. If you need additional Multiroom access, you may subscribe to Multiroom (Astro Box). All subscription has to be used within the same location as per the main subscription.
STEP 1
Check the internet connectivity by run the Test Connection.
Refer Run Test Connection.
STEP 2
Verify the average speedtest based on the Test Connection result.
a. Above 10Mbps - Proceed to STEP 5
b. Less then 10 Mbps - Proceed to STEP 3
Notes: Minimum 10 Mbps internet speed from box requires in order to get a stable connection.
STEP 3
Check the connection to the box either using Ethernet (LAN cable) or Wi-Fi.
a. If using Ethernet (LAN cable) - Connect to Live Agent for help.
b. If using Wi-Fi - Proceed to STEP 4
STEP 4
Check location of the decoder and router.
a. If nearby (within 1.5m) - Try connect to box from router using LAN cable.
b. If far (more than 1.5m) / No LAN cable - Proceed STEP 5
STEP 5
Reboot router, modem and decoder.
If issue persist, please try again after 30mins to 1 hour. Connect to live agent if persist after 30 mins to 1 hour.
Yes, penalty fee of RM200/Mesh WiFi will be imposed if customer fails to return the device(s). The courier company would make two attempts to retrieve the Mesh WiFi unit within a period of 30 days, failing which the penalty would be imposed.
Please contact the courier agent directly to change the retrieval date from the initially agreed date and time.
STEP 1
On your remote, press the HOME button and the home menu will be displayed on top of your screen.

STEP 2
Navigate to Settings.

STEP 3
Navigate to Audio and press "OK".

STEP 4
Navigate to your preferred selection and press “OK”.

Please use your Astro ID that was registered with your Astro Fibre subscription to log in to the Astro Fibre App.
STEP 1
On your remote, press the HOME button and the home menu will be displayed on top of your screen.

STEP 2
Navigate to SETTINGS and press "OK".

STEP 3
Navigate to STB Diagnostics and press "OK".

STEP 4
Navigate to Network Diagnostics and press "OK" .

STEP 5
Please ensure the Tunes service multicast status is Multicast Up.
If the status is Multicast is Not Available, please reboot the decoder and router before verifying this status.
If issue persists, please submit the issue on our Feedback Form with error details and attach a picture of your Network Diagnostics.
Please see the table below for the offers available for residential customers.

Notes:
· Installation fee includes Government tax.
· Monthly subscription fee does not include Government tax.
· The Ulti Box offers in the table above include a contract Period of 24 months with a pro-rated early termination fee of RM600 (excluding Government tax).
· The installation fees listed in the table above applies for a standard installation of the Ulti Box in your home. Additional charges may apply for non-standard installation.
· * Existing customers with monthly pack >RM100 are recommended to select Ultra Box @ FREE Installation fee with 24 months contract.
· ** New customers with monthly pack >RM100 are recommended to select Ultra box @ RM99 installation fee with 24 months contract.
· You may visit https://product.astro.com.my/box to find out more details about Astro Ultra Box.
· Ulti Box installation is free for Astro & Broadband customers for Starter Pack and above. A separate list of TNC’s will be applicable for this offer.
All Astro customers who are actively using their username to log in will be notified via email or SMS two (2) weeks before this change takes place. Please refer to the guide below on how to check for your registered contact details:
| Step 1: Visit https://id.astro.com.my/ and log in using your username. | Step 2: Under your Profile, refer to the “Email” or “Mobile Number” fields to view your contact details. |
We have taken into account customer feedback when introducing these new packs. While we understand the value customers see in purchasing their preferred channels individually, the packaging of media drives the economies of scale necessary to offer content at an affordable price to all our customers.
Other than the New Astro Packs that offer great value, customers may purchase selected channels or packages as content add-on such as Korean Pack, Horror Pack etc.
You may register for auto-debit via: -
1.My Astro website.

2.MyAstro App.

3.Any of our AstroExperience Store.

1. Via Television
a) Ultra Box
• Press the “Home” button and scroll to “Settings” > “Wi-Fi/Ethernet” > “New Wi-Fi Connection”
• Allow the Ultra Box to scan the Wi-Fi networks available and subsequently choose your home Wi-Fi network > Enter your Wi-Fi password
• Once you are connected, your Home screen will now show “tabs” where you can now enjoy Video On Demand

o “Catch-up” missed episodes from ongoing programmes
o Binge-watch full seasons from “Boxsets”
o Choose the your favourites from “Movies”, “Kids” and more
2. Mobile/Portable devices
(a) Just head to the Google Play Store, Huawei App Gallery or Apple App Store here, search for “Astro GO” and download Astro GO on iOS and Android devices. Login to watch on demand and other ASTRO channels based on your subscription.
Yes, a penalty fee of RM200/Mesh WiFi unit will be imposed if the customer fails to return the device(s). The courier company will make two attempts to retrieve the Mesh WiFi unit(s) within a period of 30 days, failing which the penalty would be imposed.
1. Power reset (on & off) your Modem and Router.
2. Ensure standard physical connection (No 3rd party devices connected to decoder and modem).
3. Please connect your computer or laptop to your Astro Fibre router using LAN cable. Your LAN cable must be connected from the yellow port of Astro Fibre router (Any available port).
4. Once connected, open any web browser such as Google Chrome, Internet Explorer, Mozilla Firefox and etc.
5. On the address bar, type https://testmyline.astro.com.my/ and below page will appear.

6.Click "GO", and the test will begin.

The test is completed once both download and upload speeds are displayed.
Sample of the Speedtest result is shown below.

**Please ensure the snapshot includes a time stamp and network used either LAN cable or wireless (as per picture above)
7. Kindly screenshot or take a picture of the result, name it as "LAN Speedtest" for test using LAN cable (wired connection).
8. Repeat the test once again using WiFi connection (Please unplug your LAN cable and connect via wireless connection using your SSID).
9. Screenshot or take a picture of the result, name it as "WiFi Speedtest".

STEP 1
Switch on the power for your box and make sure that the adapter's power light is on.

STEP 2
Put the box on standby mode.

STEP 3
Press and hold the Home button on the box.

STEP 4
Wait until "boot" appear on the front panel and released.

STEP 5
New Installation Settings page will appear.
Click here for the guides to complete the setup.


STEP 1
Switch off the power of your box and ensure the adapter�s power light is off.

STEP 2
Switch on the power of your box and ensure the adapter�s power light is on.

STEP 3
Press and hold the Ch+ and Ch- keys on the box simultaneously when the "boot" message appears on the front panel.

STEP 4
Wait until the "Clr" message appears on the front panel, then release the Ch+ and Ch- keys.

STEP 5
New Installation Settings page will appear.
Click here for the guides to complete the setup.


STEP 1
Ensure your box is on standby mode. (Red light on box's front panel).

STEP 2
Press and hold the Standby button. Wait until the LED at front panel change from red to green for 3 times, then release the button.

STEP 3
New Installation Settings page will appear.
Click here for the guides to complete the setup.


STEP 1
Switch off the power of your box and ensure that the adapter�s power light is off.

STEP 2
Switch on the power of your box and ensure that the adapter's power light is on.

STEP 3
Keep pressing the 'Power' button until the Startup Option screen appears.

STEP 4
Press "369" on the remote control to trigger refresh box setting menu.

STEP 5
Press "OK" to proceed. The box will be refreshed to the original setting.

STEP 6
New Installation Settings page will appear.
Click here for the guides to complete the setup.

Depending on your service, it is mandatory to return some devices as per our T&Cs, whilst other devices should be disposed of and recycled at collection centres registered under the Department of Environment. To find out what you should do with your devices after service termination, please click here.
For technical visit, the current fees will remain unchanged i.e.: 8% Service Tax absorbed by Astro. As for installation fees, current fees will remain unchanged i.e.: 6% Service Tax has already been included in installation fees, as 2% will be absorbed by Astro.
You may use the 'forgot password' recovery feature on the login page. Just enter the email address/ mobile number you signed up with and we will send you a recovery email.


There will be no installation fee for both Astro Box and Ultra Box. The Multiroom (second decoder) must be installed at the same registered address as your primary subscription.
You would need your 10-digit account number and your email address.
The RM15 monthly rebate (before Govt. Tax) will be applicable to all on-going Multiroom Smart TV subscriptions until further notice. However, in the event of rebate expiry, Astro will notify impacted customers in advance via email or SMS. To update your contact details, please reach out via a feedback form here.
Call our contact centre 03-9543 3838 or visit us at astro.com.my.
You will be able to access Netflix on your Ultra and Ulti Box. However, kindly note that if you have an Ulti Box with a Netflix Premium subscription, you will not be able to watch content in 4K UHD and Netflix Spatial Audio.
All Astro customers and non-customers who have an Astro ID will no longer be able to log in to our digital platforms using their usernames. Users will experience this change if they currently do not use an email address or mobile number to login, for example: johndoe2023.
Should you choose to discontinue/terminate the Astro Fibre Bundle service before the expiry of the contract (24 months), you will be subjected to an early cancelation fee of RM100 x Remaining months of the contract period for your Broadband services and early cancellation fee of New Packs accordingly RM600 (prorated) for Ulti Box or RM1000 (prorated) for Ultra Box.
Any bundle package promotion will be removed, and you will no longer get to enjoy similar promotions upon reconnection.
All Astro Fibre devices provisioned (Fibre modem, WiFi router and Mesh) will need to be returned upon termination. Our team will schedule the collection of equipment after your Broadband services have been terminated.
If equipment is damaged, lost or cannot be retrieved, penalty fees will be applied (excluding Service Tax) accordingly.
No, Astro Fibre is only available for a 24-month contract period upon sign-up.
No, Astro & Broadband with Maxis/Allo comes in bundle packages only.
Standalone broadband subscription is only applicable to our Astro Fibre service.
Yes, the subscription will be reflected on all your set-top box provided they are registered under our Multiroom service.
STEP 1
Press "HOME" button on your remote control.

STEP 2
Navigate to Preferences and press "OK".

STEP 3
Navigate to Language and press "OK".

STEP 4
Choose your language preferences and press "OK".

STEP 5
Select Yes, continue and press "OK" to confirm on the changes.
Otherwise, select No, go back to cancel.

Most Astro customers are eligible to use the app, web, Ultra and Ulti boxes. You will only need to login with your Astro ID. Do note that your Astro ID must be linked to your Astro account to use the service. Click "Create now!' on the login page and you will be guided to create an Astro ID if you do not have one.
· Bill
· Log into your Astro Self-Service (location)
Redemption should be done by the account holder. However, if the account holder is unavailable, immediate family members can make the redemption provided that the account holder has given them the permission to redeem using his account credentials.
Of course not! It is a value added service introduced for your convenience. You will only be billed for any package take ups or service upgrades, which will be reflected in your next Astro invoice.
Real-time payments are posted almost instantaneously. However, daily system maintenance occurs between 12AM to 3AM - any payment made during this period will be delayed until system maintenance is complete.
It will take around 10 to 15 minutes before you are able to view your purchase.
STEP 1
Identify your remote control:

a) Remote control with Astro logo at the bottom of the remote, proceed to STEP 2.
b) Remote control with Astro logo at the top of the remote, proceed to STEP 4
STEP 2 (Astro Logo at the bottom of the Remote)
On your remote, press the “set tv” button and set tv instructions will be displayed on top of your screen:

STEP 3
Follow the steps appear on the TV screen to sync your Astro remote and complete the setup.

STEP 4 (Astro Logo atthe top of the Remote)
Press and hold “tv input” key on bottom left of the remote for 3 seconds until the LED blinks twice.

STEP 5
Enter the 2-digit TV Code of your TV Brand and the LED will blink twice:

STEP 6
Try out the TV controls (TV Standby or adjust Volume) to check if they are working correctly.

STEP 7
Press ok and wait for the LED to blink twice to save the settings.
We noticed that you've recently requested for a change in your Astro account.
As this change will affect your overall monthly subscription, the expiry date for your Disney+ Hotstar (3-months Pass) subscription has been deferred to xxx (date) to consolidate the final monthly subscription pricing.
STEP 1
On your remote, press the HOME button.
STEP 2
Navigate to Update Satellite Frequency and press “OK”.

STEP 3
Choose Test Satellite Frequency and press “OK”.

STEP 4
Select Yes, continue and press "OK" to start the test.
Otherwise, select No, go back to cancel.

STEP 5
Satellite Frequency Test progress screen will be displayed.

STEP 6
The test result will be displayed once completed.
Press "OK" to go back to channel.

The new packs will be available for existing and new Astro customers starting 9 November 2021.
Currently, Maxis, Digi, Celcom, TuneTalk, U-Mobile, Yes, XOX and Webe.
Your account may be under suspension. To resolve this issue, proceed to submit report via WhatsApp or Feedback Form.
Yes, a charge of up to RM20.00 may be imposed upon reconnection.
All streaming apps willbe made available on the Ultra Box first, followed by the Ulti Box. If youwould like to upgrade to the Ultra Box, please visit product.astro.com.my/tv or reach us via WhatsApp by typing “Hi” at 03-9543 3838 forassistance.
The new packs come with 200 hours of Cloud recording by default. If your current recordings exceed 200 hours, the system will delete the exceeded hours once your package has been changed, starting with the oldest recordings first.
If you would like to retain the previous recordings which exceed 200 hours, you may opt for a selection of 400 or 1500 Cloud Recording hours at a chargeable rate of RM12 or RM15 per month (excl. govt tax) respectively. Or else, you may subscribe to the Platinum pack which comes with complimentary access to 1500 hours of Cloud Recording.
Astro TV customers
No, you will not be required to take on a new contract after moving. If you still have an existing contract, the contract will continue.
Broadband / IPTV customers
Yes, your contract will be renewed to a new 24-month contract.
To continue enjoying your PVR decoder and service, you must maintain a minimum monthly subscription fee of RM60 (not inclusive of the recording fee and Govt. Tax).