The EMI on a ₹50 lakh home loan is ₹39,974 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 ₹34,619; at 8.50%, a typical rate for a lower credit score, the 20-year EMI is ₹43,391.
₹50 lakh home loan EMI by tenure and rate
| Tenure | 7.40% | 8.00% | 8.50% | 9.00% | 9.50% |
|---|---|---|---|---|---|
| 5 years | ₹99,952 | ₹1,01,382 | ₹1,02,583 | ₹1,03,792 | ₹1,05,009 |
| 10 years | ₹59,090 | ₹60,664 | ₹61,993 | ₹63,338 | ₹64,699 |
| 15 years | ₹46,067 | ₹47,783 | ₹49,237 | ₹50,713 | ₹52,211 |
| 20 years | ₹39,974 | ₹41,822 | ₹43,391 | ₹44,986 | ₹46,607 |
| 25 years | ₹36,625 | ₹38,591 | ₹40,261 | ₹41,960 | ₹43,685 |
| 30 years | ₹34,619 | ₹36,688 | ₹38,446 | ₹40,231 | ₹42,043 |
Monthly EMI on ₹50 lakh, reducing-balance method. Each column is a fixed annual rate for the full tenure.
₹50 lakh home loan EMI at each bank
| Bank | Starting rate | EMI, 20 years | Total interest, 20 years |
|---|---|---|---|
| Bank of Baroda | 7.40% | ₹39,974 | ₹45,93,875 |
| Canara Bank | 7.40% | ₹39,974 | ₹45,93,875 |
| Union Bank of India | 7.40% | ₹39,974 | ₹45,93,875 |
| Central Bank of India | 7.45% | ₹40,127 | ₹46,30,464 |
| Punjab National Bank | 7.45% | ₹40,127 | ₹46,30,464 |
| State Bank of India | 7.50% | ₹40,280 | ₹46,67,118 |
| Kotak Mahindra Bank | 7.60% | ₹40,586 | ₹47,40,627 |
| Axis Bank | 8.00% | ₹41,822 | ₹50,37,281 |
| HDFC Bank | 8.00% | ₹41,822 | ₹50,37,281 |
| ICICI Bank | 8.75% | ₹44,186 | ₹56,04,529 |
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 ₹50 lakh loan
RBI rules cap a housing loan above ₹30 lakh and up to ₹75 lakh at 80% of the property value. To borrow ₹50 lakh, the property must be worth at least ₹62,50,000, so the down payment is at least ₹12,50,000. Stamp duty and registration are extra and are not funded by the loan.
Salary needed for a ₹50 lakh home loan
| Tenure | EMI at 7.40% | Net monthly income if EMI is 50% of income | If EMI is 60% of income |
|---|---|---|---|
| 15 years | ₹46,067 | ₹92,134 | ₹76,778 |
| 20 years | ₹39,974 | ₹79,949 | ₹66,624 |
| 25 years | ₹36,625 | ₹73,250 | ₹61,042 |
| 30 years | ₹34,619 | ₹69,238 | ₹57,698 |
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 ₹50 lakh home loan
| Tenure | EMI | Total interest | Total repaid |
|---|---|---|---|
| 10 years | ₹59,090 | ₹20,90,830 | ₹70,90,830 |
| 15 years | ₹46,067 | ₹32,92,050 | ₹82,92,050 |
| 20 years | ₹39,974 | ₹45,93,875 | ₹95,93,875 |
| 25 years | ₹36,625 | ₹59,87,483 | ₹1,09,87,483 |
| 30 years | ₹34,619 | ₹74,62,836 | ₹1,24,62,836 |
Paying an extra 5% of the loan (₹2,50,000) once a year on a 20-year loan at 7.40% saves ₹24,77,491 in interest and ends the loan 120 months early. Floating-rate home loans to individuals carry no prepayment penalty.
Tax benefit on a ₹50 lakh home loan
In year 1 at 7.40% over 20 years you pay about ₹3,66,202 as interest and ₹1,13,492 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.
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