50 lakh home loan EMI for 20 years

EMI on ₹50 lakh for 20 years at different interest rates

Each 0.5% on the rate moves this EMI by about ₹1,595 a month. Between 7.5% and 12% the gap is ₹14,775 a month, or ₹35,45,915 of extra interest over 20 years, which is why a better credit score or a balance transfer to a lower rate is worth chasing.

Most Indian home loans are floating-rate and linked to an external benchmark such as the RBI repo rate, so the rate can change during the loan. When it does, banks usually keep the EMI and change the tenure; use the table above to see the effect of a rate change.

Year-by-year repayment at 8.5%

In year 1 you pay ₹4,21,182 of interest and only ₹99,511 of principal: early EMIs mostly cover interest because it is charged on the outstanding balance. Half the loan is repaid by the end of year 14.

Year 1 is the first 12 EMIs from the loan start date. Rounded to the rupee; your lender’s schedule can differ by a few rupees.

Salary needed for a ₹50 lakh home loan for 20 years

Lenders check your FOIR (fixed obligations to income ratio): all your EMIs, including this one, as a share of your net monthly income. A common rule of thumb is a ceiling of about 40% to 50%; the exact limit depends on the lender, your income level and credit score.

These assume no other EMIs at 8.5%. An existing car or personal loan EMI adds to the total, so it raises the income you need by about twice that EMI at 50% FOIR. A co-applicant’s income can be added on joint loans.

What a ₹5,00,000 prepayment does

Say you prepay ₹5,00,000 (10% of the loan) once, straight after the 12th EMI, and keep paying the same ₹43,391 EMI. The extra money goes entirely to principal, so every later EMI carries less interest.

RBI rules do not allow prepayment or foreclosure charges on floating-rate loans taken by individuals for non-business purposes. Fixed-rate loans, including most personal loans, can carry a prepayment fee, so check your loan agreement first.

₹50 lakh at 8.5%: shorter or longer tenure

A longer tenure lowers the EMI but raises the total interest. Pick the shortest tenure whose EMI fits comfortably, then prepay when you can.

Other loan amounts and tenures

20-year loans

• ₹10 lakh
• ₹15 lakh
• ₹20 lakh
• ₹25 lakh
• ₹30 lakh
• ₹40 lakh
• ₹50 lakh
• ₹75 lakh
• ₹1 crore

₹50 lakh for other tenures

• 10 years
• 15 years
• 20 years
• 25 years
• 30 years

All EMI tables · EMI calculator with these numbers · SIP calculator

Worked out with the standard reducing-balance formula, EMI = P × r × (1 + r)ⁿ ÷ ((1 + r)ⁿ − 1), where r is the monthly rate and n the number of EMIs. Principal and interest only: processing fees, insurance and GST on fees are extra. Rates are examples, not offers.