The EMI on a ₹80 lakh home loan is ₹63,959 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 ₹55,390; at 8.50%, a typical rate for a lower credit score, the 20-year EMI is ₹69,426.
₹80 lakh home loan EMI by tenure and rate
| Tenure | 7.40% | 8.00% | 8.50% | 9.00% | 9.50% |
|---|---|---|---|---|---|
| 5 years | ₹1,59,924 | ₹1,62,211 | ₹1,64,132 | ₹1,66,067 | ₹1,68,015 |
| 10 years | ₹94,544 | ₹97,062 | ₹99,189 | ₹1,01,341 | ₹1,03,518 |
| 15 years | ₹73,707 | ₹76,452 | ₹78,779 | ₹81,141 | ₹83,538 |
| 20 years | ₹63,959 | ₹66,915 | ₹69,426 | ₹71,978 | ₹74,570 |
| 25 years | ₹58,600 | ₹61,745 | ₹64,418 | ₹67,136 | ₹69,896 |
| 30 years | ₹55,390 | ₹58,701 | ₹61,513 | ₹64,370 | ₹67,268 |
Monthly EMI on ₹80 lakh, reducing-balance method. Each column is a fixed annual rate for the full tenure.
₹80 lakh home loan EMI at each bank
| Bank | Starting rate | EMI, 20 years | Total interest, 20 years |
|---|---|---|---|
| Bank of Baroda | 7.40% | ₹63,959 | ₹73,50,201 |
| Canara Bank | 7.40% | ₹63,959 | ₹73,50,201 |
| Union Bank of India | 7.40% | ₹63,959 | ₹73,50,201 |
| Central Bank of India | 7.45% | ₹64,203 | ₹74,08,742 |
| Punjab National Bank | 7.45% | ₹64,203 | ₹74,08,742 |
| State Bank of India | 7.50% | ₹64,447 | ₹74,67,389 |
| Kotak Mahindra Bank | 7.60% | ₹64,938 | ₹75,85,002 |
| Axis Bank | 8.00% | ₹66,915 | ₹80,59,649 |
| HDFC Bank | 8.00% | ₹66,915 | ₹80,59,649 |
| ICICI Bank | 8.75% | ₹70,697 | ₹89,67,246 |
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 ₹80 lakh loan
RBI rules cap a housing loan above ₹75 lakh at 75% of the property value. To borrow ₹80 lakh, the property must be worth at least ₹1,06,66,667, so the down payment is at least ₹26,66,667. Stamp duty and registration are extra and are not funded by the loan.
Salary needed for a ₹80 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 | ₹73,707 | ₹1,47,414 | ₹1,22,845 |
| 20 years | ₹63,959 | ₹1,27,918 | ₹1,06,599 |
| 25 years | ₹58,600 | ₹1,17,200 | ₹97,667 |
| 30 years | ₹55,390 | ₹1,10,781 | ₹92,317 |
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 ₹80 lakh home loan
| Tenure | EMI | Total interest | Total repaid |
|---|---|---|---|
| 10 years | ₹94,544 | ₹33,45,328 | ₹1,13,45,328 |
| 15 years | ₹73,707 | ₹52,67,279 | ₹1,32,67,279 |
| 20 years | ₹63,959 | ₹73,50,201 | ₹1,53,50,201 |
| 25 years | ₹58,600 | ₹95,79,973 | ₹1,75,79,973 |
| 30 years | ₹55,390 | ₹1,19,40,538 | ₹1,99,40,538 |
Paying an extra 5% of the loan (₹4,00,000) once a year on a 20-year loan at 7.40% saves ₹39,63,986 in interest and ends the loan 120 months early. Floating-rate home loans to individuals carry no prepayment penalty.
Tax benefit on a ₹80 lakh home loan
In year 1 at 7.40% over 20 years you pay about ₹5,85,923 as interest and ₹1,81,587 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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