The EMI on a ₹90 lakh home loan is ₹71,954 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 ₹62,314; at 8.50%, a typical rate for a lower credit score, the 20-year EMI is ₹78,104.
₹90 lakh home loan EMI by tenure and rate
| Tenure | 7.40% | 8.00% | 8.50% | 9.00% | 9.50% |
|---|---|---|---|---|---|
| 5 years | ₹1,79,914 | ₹1,82,488 | ₹1,84,649 | ₹1,86,825 | ₹1,89,017 |
| 10 years | ₹1,06,362 | ₹1,09,195 | ₹1,11,587 | ₹1,14,008 | ₹1,16,458 |
| 15 years | ₹82,920 | ₹86,009 | ₹88,627 | ₹91,284 | ₹93,980 |
| 20 years | ₹71,954 | ₹75,280 | ₹78,104 | ₹80,975 | ₹83,892 |
| 25 years | ₹65,925 | ₹69,463 | ₹72,470 | ₹75,528 | ₹78,633 |
| 30 years | ₹62,314 | ₹66,039 | ₹69,202 | ₹72,416 | ₹75,677 |
Monthly EMI on ₹90 lakh, reducing-balance method. Each column is a fixed annual rate for the full tenure.
₹90 lakh home loan EMI at each bank
| Bank | Starting rate | EMI, 20 years | Total interest, 20 years |
|---|---|---|---|
| Bank of Baroda | 7.40% | ₹71,954 | ₹82,68,976 |
| Canara Bank | 7.40% | ₹71,954 | ₹82,68,976 |
| Union Bank of India | 7.40% | ₹71,954 | ₹82,68,976 |
| Central Bank of India | 7.45% | ₹72,228 | ₹83,34,835 |
| Punjab National Bank | 7.45% | ₹72,228 | ₹83,34,835 |
| State Bank of India | 7.50% | ₹72,503 | ₹84,00,813 |
| Kotak Mahindra Bank | 7.60% | ₹73,055 | ₹85,33,128 |
| Axis Bank | 8.00% | ₹75,280 | ₹90,67,105 |
| HDFC Bank | 8.00% | ₹75,280 | ₹90,67,105 |
| ICICI Bank | 8.75% | ₹79,534 | ₹1,00,88,151 |
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 ₹90 lakh loan
RBI rules cap a housing loan above ₹75 lakh at 75% of the property value. To borrow ₹90 lakh, the property must be worth at least ₹1,20,00,000, so the down payment is at least ₹30,00,000. Stamp duty and registration are extra and are not funded by the loan.
Salary needed for a ₹90 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 | ₹82,920 | ₹1,65,841 | ₹1,38,201 |
| 20 years | ₹71,954 | ₹1,43,908 | ₹1,19,923 |
| 25 years | ₹65,925 | ₹1,31,850 | ₹1,09,875 |
| 30 years | ₹62,314 | ₹1,24,628 | ₹1,03,857 |
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 ₹90 lakh home loan
| Tenure | EMI | Total interest | Total repaid |
|---|---|---|---|
| 10 years | ₹1,06,362 | ₹37,63,494 | ₹1,27,63,494 |
| 15 years | ₹82,920 | ₹59,25,689 | ₹1,49,25,689 |
| 20 years | ₹71,954 | ₹82,68,976 | ₹1,72,68,976 |
| 25 years | ₹65,925 | ₹1,07,77,469 | ₹1,97,77,469 |
| 30 years | ₹62,314 | ₹1,34,33,106 | ₹2,24,33,106 |
Paying an extra 5% of the loan (₹4,50,000) once a year on a 20-year loan at 7.40% saves ₹44,59,485 in interest and ends the loan 120 months early. Floating-rate home loans to individuals carry no prepayment penalty.
Tax benefit on a ₹90 lakh home loan
In year 1 at 7.40% over 20 years you pay about ₹6,59,164 as interest and ₹2,04,285 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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