₹2 Crore Home Loan EMI: Bank-wise EMI for 5–30 Years

The EMI on a ₹2 crore home loan is ₹1,59,898 a month over 20 years at 7.40% p.a., the lowest starting rate among large banks in October 2026 (Bank of Baroda, Canara Bank, Union Bank of India). Over 30 years it falls to ₹1,38,476; at 8.50%, a typical rate for a lower credit score, the 20-year EMI is ₹1,73,565.

₹2 crore home loan EMI by tenure and rate

Monthly EMI on ₹2 crore, reducing-balance method. Each column is a fixed annual rate for the full tenure.

₹2 crore home loan EMI at each bank

Starting rates from each bank's official rate page, checked 26 October 2026. Starting rates go to borrowers with high credit scores; your offer depends on CIBIL score, income type and loan amount. The RBI raised the repo rate to 5.50% on 7 October 2026.

Property value and down payment for a ₹2 crore loan

RBI rules cap a housing loan above ₹75 lakh at 75% of the property value. To borrow ₹2 crore, the property must be worth at least ₹2,66,66,667, so the down payment is at least ₹66,66,667. Stamp duty and registration are extra and are not funded by the loan.

Salary needed for a ₹2 crore home loan

Lenders usually keep all EMIs, including this one, within 50–60% of net monthly income for salaried borrowers; existing EMIs reduce the amount you qualify for.

Total cost of a ₹2 crore home loan

Paying an extra 5% of the loan (₹10,00,000) once a year on a 20-year loan at 7.40% saves ₹99,09,966 in interest and ends the loan 120 months early. Floating-rate home loans to individuals carry no prepayment penalty.

What changes at ₹2 crore

Above ₹75 lakh the RBI loan-to-value cap drops to 75%, so a ₹2 crore loan needs a property of at least ₹2,66,66,667. Several banks price large loans differently: Bank of Baroda's range is 7.40%–9.15% up to ₹75 lakh and 7.65%–9.40% above it, while Canara Bank's lowest grade rate falls to 7.40% for loans above ₹1 crore.

Tax benefit on a ₹2 crore home loan

In year 1 at 7.40% over 20 years you pay about ₹14,64,808 as interest and ₹4,53,967 as principal. Under the old tax regime, interest on a self-occupied home is deductible up to ₹2 lakh a year and principal repayment up to ₹1.5 lakh a year (Sections 24(b) and 80C of the Income-tax Act, 1961; the same limits continue under the Income-tax Act, 2025 from tax year 2026-27). The new tax regime does not allow these deductions for a self-occupied home.

Work out your own figure with the home loan EMI calculator or the prepayment calculator, and compare offers on the home loan interest rates page.