Home Loan Prepayment: EMI Kam Karein Ya Tenure Ghataayein?

Bank ka sawaal, aur uska matlab

Aapne home loan me ek saath ₹2 lakh jama kar diye. Bank poochhta hai: "EMI kam kar dein ya tenure?" Zyadatar log EMI kam karwa lete hain, kyunki mahine ka bojh turant halka dikhta hai. Par lambe hisaab me ye mehnga faisla hota hai.

Wajah simple hai. Loan par byaj bachi hui rakam par, har mahine lagta hai. Tenure ghataane par aap wo saare mahine hi mita dete hain jinme byaj lagna tha. EMI kam karne par mahine wahi rehte hain, sirf har mahine thoda kam byaj lagta hai.

Asli numbers

Ek misaal lete hain: ₹40 lakh loan, 8.5% byaj, 20 saal. EMI lagbhag ₹34,713 banti hai. Kul byaj lagbhag ₹43.3 lakh.

Ab maan lijiye 3 saal baad aapne ₹3 lakh ek saath jama kiye. Dono option ka natija:

Wahi ₹3 lakh, par bachat me lagbhag ₹5 lakh ka farak. Sirf ek option chunne se.

Apne loan ke number Prepayment Calculator me daal kar dekh lein — har loan ka farak alag aayega.

Fir EMI kam karna kab theek hai?

Ye kehna galat hoga ki EMI kam karna hamesha bura hai. Ye tab theek hai jab:

• Mahine ka cash flow tight hai. Naukri gayi, salary kam hui, ya ghar me koi bada kharcha shuru hua. Aise me mahine ka ₹3,000 bachna ₹5 lakh ke future byaj se zyada kaam ka hai.
• Aap wo bacha hua paisa nivesh karenge. EMI se bacha ₹2,800 mahina agar aap sach me SIP me daal dein, to lambe samay me wo tenure ghataane se behtar bhi ho sakta hai. Par sach ye hai ki zyadatar log wo paisa kharch kar dete hain. Khud se imaandaar rahiye.
• Doosra mehnga karza hai. 8.5% wale home loan ka tenure ghataane se pehle 40% wala credit card khatam karna zyada samajhdaari hai.

Prepayment ka sahi samay

Ye hissa sabse zyada paisa bachata hai. Home loan ke shuruaati saalon me aapki EMI ka bada hissa byaj hota hai, mool bahut kam ghatta hai.

₹40 lakh, 8.5%, 20 saal wale loan me pehle mahine ki ₹34,713 EMI me se lagbhag ₹28,300 sirf byaj hai — mool sirf ₹6,400 ghata. 15ve saal tak ye ulta ho jaata hai.

Iska seedha matlab: pehle 5-7 saal me kiya gaya prepayment sabse zyada bachaata hai. Aakhri 3 saal me prepayment karne se bahut kam farak padta hai, kyunki tab tak byaj to lag hi chuka hota hai.

Apni EMI ka byaj-mool ka baantwara EMI Calculator me dekh sakte hain.

Charges — dhyaan rakhne wali baat

Floating rate wale home loan par, jo aam aadmi ne apne liye liya ho, prepayment par penalty lagana aam taur par allowed nahi hai. Fixed rate loan par charge lag sakta hai.

Par ye niyam samay-samay par badalte hain aur har bank ki apni shartein hoti hain. Prepay karne se pehle apne bank se likhit me confirm kar lein ki koi charge to nahi. Current rules rbi.org.in par dekh sakte hain.

Tax ka pehlu

Purane tax regime me home loan ke byaj par Section 24(b) ki chhoot milti thi. Log kehte hain "loan rakhna hi theek hai, tax bachta hai."

Isme do pech hain. Pehla — new regime me ye chhoot self-occupied ghar par nahi milti. Aaj zyadatar log new regime me hain, isliye ye tark unke liye kaam ka nahi. Doosra — tax chhoot aapke slab ke hisaab se hoti hai, byaj poora nahi bachta. ₹1 byaj dekar ₹0.30 bachana koi accha sauda nahi hai.

Kaunsa regime aapke liye theek hai, wo Old vs New Regime me dekh lein.

Sabse aasan tarika: saal me ek extra EMI

Bade prepayment ka intezaar mat kijiye. Saal me sirf ek extra EMI (yaani 12 ki jagah 13) daal dena bhi bada farak laata hai. 20 saal wala loan aise lagbhag 16-17 saal me khatam ho sakta hai.

Isko bonus, incentive ya tax refund ke saath jod dijiye — paisa aate hi seedha loan me. Ye tarika isliye chalta hai kyunki isme har mahine kuch alag karna nahi padta.

Ek aur raasta: rate review karwana

Prepayment ke alawa ek cheez hai jo log bhool jaate hain — apna hi byaj dar kam karwana. Bank naye grahakon ko aksar kam rate deta hai, par purane grahak usi purane rate par chalte rehte hain.

Floating rate loan ek external benchmark se juda hota hai, aur uske upar bank ka spread lagta hai. Kai baar bank ek chhoti si conversion fee lekar aapko naye, kam rate par shift kar deta hai. 0.5% ka farak bhi ₹40 lakh ke loan par lakhon ka ho sakta hai.

Tarika seedha hai: bank jaakar apna current rate poochhiye, phir do-teen doosre banko ka rate dekhiye. Agar farak 0.5% se zyada hai to apne bank se conversion ki baat kijiye. Wo na kahe tabhi balance transfer sochiye — kyunki transfer me kaagazi kaam aur fees dono zyada hain.

Prepayment ka paisa kahan se laayein

Zyadatar log sochte hain prepayment ke liye bada paisa chahiye. Aisa nahi hai. Ye chaar jagah se aksar nikal aata hai:

• Saalana bonus ya incentive — ye sabse aam source hai. Aate hi seedha loan me daal dijiye, account me rakhenge to kharch ho jaayega.
• Tax refund — ITR ke baad jo paisa wapas aata hai, wo "extra" lagta hai. Wahi soch use prepayment ke liye sahi banati hai.
• Purani FD maturity — agar FD 6.5% de rahi hai aur loan 8.5% le raha hai, to FD todkar loan me daalna ganit ke hisaab se faayde ka hai. Par emergency fund wali FD ko haath mat lagaiye.
• Salary hike ka hissa — hike ke baad EMI apne aap badhwa lijiye. Kharcha pehle jaisa hi rakhiye, aur badhi hui rakam seedha loan me. Ye sabse aasan tarika hai kyunki aapko kuch "chhodna" nahi padta.

Ek chhoti si baat jo bhool jaate hain

Loan poora chukane ke baad kaam khatam nahi hota. Ye teen cheezein zaroor kijiye, warna 5 saal baad ghar bechte waqt dikkat aati hai:

1. Bank se NOC aur loan closure letter lijiye, likhit me
2. Original property ke saare kaagaz wapas lijiye aur ginti karke milaayein
3. Land record se bandhak ki entry hatwaayein — ise mortgage release kehte hain, aur ye apne aap nahi hota

Teesra point sabse zyada chhoot jaata hai. Kaagaz par ghar par bank ka claim likha reh jaata hai, aur baad me bechte waqt sauda atak jaata hai.

Aksar pooche jaane wale sawaal