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Home Loan Money Saving Tip: How to repay a Rs 50 lakh home loan in less than 10 years

Home Loan Tips: A shorter loan tenure can be challenging for youn... Read More
Home Loan Tips: The Reserve Bank of India's decision to maintain policy rates at their current levels has left home loan customers feeling disappointed. As a result, it is unlikely that home loan rates will decrease in the near future. Due to the series of repo rate increases that occurred between May 2022 and March 2023, home loan EMIs have increased significantly, and loan tenures have been prolonged by several years.

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If you are considering purchasing a home with a loan, here are five important factors to consider.

1. Shorter Loan Tenure: According to an ET report, experts recommend that borrowers keep their loan tenure as short as possible to minimize the interest burden. The longer the loan tenure, the higher the interest outgo due to the compounding effect. For example, a Rs 50 lakh loan at 9% interest for 10 years will result in a total interest payment of Rs 26 lakh. Extending the tenure to 15 years increases the interest outgo to Rs 41 lakh, and a 20-year loan will result in an interest outgo of Rs 58 lakh.

2. Importance of increasing EMIs: A shorter loan tenure can be challenging for young homebuyers, as the higher EMIs may not fit into their budget. If you must opt for a longer tenure of 15-20 years, try to increase the EMI amount gradually as your income rises. Increasing the EMI by 5% every year can reduce the tenure of a 20-year loan by nearly eight years. If you can manage to increase the EMI by 10% annually, then a Rs 50 lakh home loan with 9% interest rate will be paid off in just 10 years.

How To Reduce Your Home Loan Tenure


If you take a loan of Rs 50 lakh at 9% for 20 years, the EMI will be Rs 44,986


If EMI is…

Loan will end in…

Kept Constant

20 years

Increased By 5% Every Year

12 years 1 month

Increased y 10% Every Year

9 years 5 months

Prepayment becomes easier when you anticipate your income to grow each year. It is crucial to remember that prepayment has a more significant impact when the loan is new, so try to increase the EMI as early as possible. Any extra cash, such as proceeds from a maturing investment, a gift, or an annual bonus, should also be used to prepay the loan.

Also Check | Income Tax Slabs FY 2024-25 Explained3. Insurance: When considering a home loan, it's crucial to evaluate the insurance options offered by the lender. While it's wise to secure life insurance alongside a substantial loan to protect your dependents from unpaid debt, the policies sold by banks may have limitations. These policies are often linked to the loan and may not be transferable, meaning they will terminate if you switch lenders during the loan tenure. Therefore, it is advisable to buy separate term insurance, as the coverage will continue even if you prepay the loan or change your lender.
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4. Link between loan rate and benchmark: Understanding the connection between the benchmark and loan rate is essential when selecting a home loan. Most home loans have floating rates tied to an external benchmark, such as the RBI repo rate, which has remained at 6.5% since June 2023. Lenders determine the reset period, which can be quarterly, half-yearly, or annually. Determine the frequency of the rate reset before taking a loan. Choose a loan that quickly reflects changes in the external benchmark rate.

Also Check | Post Office Savings Schemes Calculator: SSY, KVP, NSC, MIS, PPF, SCSS - How Much Will You Earn? Be A Crorepati With This Tax-Free Option - Top Points

5. Joint loans: If you have a working spouse, consider taking a joint home loan to maximize tax benefits. The government allows a deduction of up to Rs 2 lakh on the interest paid on a home loan. However, with rising home prices, the average loan amount has increased significantly in recent years. At a 9% interest rate, a Rs 50 lakh home loan for 20 years would result in an annual interest of approximately Rs 4.5 lakh.

If your spouse earns as well, you can jointly claim up to Rs 4 lakh in deductions if both husband and wife take a joint home loan and each claims a Rs 2 lakh deduction individually. Additionally, some states offer lower stamp duty rates if the property is registered in a woman's name. For example, in Delhi, the stamp duty is 6% for male buyers, while female buyers pay only 4%.

How To Become A Crorepati With National Pension System

National Pension System (NPS) also commonly known as the National Pension Scheme is emerging as a popular investment-cum-retirement product. According to experts, the NPS encompasses all the desirable attributes of a retirement savings product: it offers long-term investment potential with minimal costs and a low-risk profile. So what are the benefits of NPS? How much retirement corpus will you get with NPS and what will be your monthly pension? Can you become a crorepati by investing in NPS? We take a look at top 10 things you should know about NPS, NPS calculator, scheme details, returns etc. (AI image)

NPS is a market-linked voluntary contribution scheme designed to assist individuals in saving for retirement. This scheme is seen by experts as an effective investment for enhancing retirement income. Introduced by the Central Government, NPS aims to provide individuals with a pension income to support their retirement needs. (AI image)

The NPS voluntary model is accessible to all Indian citizens, including those residing abroad, aged between 18 and 70 years. You can open an NPS account online via the eNPS portal. The option to open an NPS account remains available until the age of 70, with the possibility to continue contributions until the age of 75. (AI image)

NPS Calculator: If one were to assume that you start investing in NPS at the age of 22 with Rs 10,000 per month contribution, and invest up to an age of 60 years. The total years of your contribution would be 38. We have taken an expected return on investment of 10%, with annuity purchase at 40% and annuity rate of 6%. In such conditions, your total retirement corpus would exceed Rs 5 crore with an investment of over Rs 45 lakh. Your expected monthly pension would be over Rs 1 lakh. The example above is for representative purposes only. Each individual’s corpus will vary depending on the contributions, returns etc.

NPS scheme is structured into two tiers. Tier-I Account serves as the primary retirement account where the regular contributions made by the subscriber and/or their employer are credited and invested based on the scheme/fund manager selected by the subscriber. The minimum contribution required to open this account is Rs 500, with a minimum annual contribution of Rs 1,000. (AI image)

NPS Tier II Account: This is an optional withdrawable account that can be accessed only if you have an active Tier I account. Withdrawals are allowed from this account as needed. The minimum contribution required to open this account is Rs 250, with no restrictions on the minimum contribution per year. (AI image)

Under the NPS, there are four asset classes: Asset Class E, comprising Equity and related instruments; Asset Class C, consisting of Corporate debt and related instruments; Asset Class G, encompassing Government Bonds and related instruments; and Asset Class A, which includes Alternative Investment Funds such as CMBS, MBS, REITs, AIFs, Invlts, and others. (AI image)

The Tier I option of NPS offers significant tax incentives. Contributions to the scheme qualify for deduction within the overall Rs 1.5 lakh limit under Section 80C. Additionally, there's an extra deduction of Rs 50,000 for contributions under Section 80CCD(1b). This is an exclusive benefit available only to NPS contributors, over and above the Section 80C deduction. (Image source: Freepik)

NPS Lesser Known Tax Benefit: The third method of tax saving through the NPS can significantly impact an individual's tax liability. According to Section 80CCD(2), up to 10% of the basic salary contributed to the NPS is tax-exempt. For instance, if an individual's basic salary is Rs 50,000, their employer can reduce another taxable component by Rs 5,000 and contribute that amount to the NPS on their behalf each month. The total annual contribution of Rs 60,000 to the NPS will reduce the employee's annual tax liability by Rs 18,720, according to an ET analysis. However, this NPS contribution must be included in the individual's emoluments and can only be facilitated through the employer. Notably, this deduction under Section 80CCD(2) is available under the new tax regime as well. (Image source: Freepik)

Investors in NPS now have the option to select from 11 pension fund managers and are permitted to switch their pension fund manager annually. The fund management charges of NPS are significantly lower compared to those of mutual funds and insurance companies. For instance, if you invest Rs 5,000 in an SIP with a mutual fund that charges 2% annually, you would pay approximately Rs 19 lakh in fund management fees over 25 years. Conversely, the same investment in NPS would cost you only Rs 1 lakh over 25 years, assuming the maximum 0.09% fund management charge of NPS. These calculations are based on an assumed compounded annual return of 9%, as per an ET analysis. The lower charges lead to higher returns for the investor.



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