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What is the EMI for a Rs 30 lakh home loan for 20 years?

The exact monthly instalment, the total interest you end up paying, and how both move when the rate or the tenure changes.

The EMI on a Rs 30 lakh home loan for 20 years at 8.5% a year is Rs 26,035 per month. Over the full 240 instalments you repay Rs 62,48,327, of which Rs 32,48,327 is interest — about 108% more than the amount you borrowed.

Worked out 2026-09-04 (IST) · Reducing-balance interest, EMI paid monthly in arrears

EMI at every rate and tenure

The instalment on Rs 30 lakh, for the rates Indian lenders actually quote in 2026 and the four common tenures. Read across your rate, down to your tenure.

Monthly EMI on a Rs 30,00,000 home loan (Rs)
Interest rate	10 years	15 years	20 years	25 years	30 years
8.00%	36,398	28,670	25,093	23,154	22,013
8.25%	36,796	29,104	25,562	23,654	22,538
8.50%	37,196	29,542	26,035	24,157	23,067
8.75%	37,598	29,983	26,511	24,664	23,601
9.00%	38,003	30,428	26,992	25,176	24,139
9.50%	38,819	31,327	27,964	26,211	25,226
10.00%	39,645	32,238	28,951	27,261	26,327

What the loan actually costs you

The EMI is the number people compare. The total interest is the number that matters.

Total repayment on Rs 30,00,000 at 8.5% a year
Tenure	EMI	Total repaid	Total interest	Interest as % of loan
10 years	37,196	44,63,485	14,63,485	49%
15 years	29,542	53,17,594	23,17,594	77%
20 years	26,035	62,48,327	32,48,327	108%
25 years	24,157	72,47,044	42,47,044	142%
30 years	23,067	83,04,266	53,04,266	177%

The 20-year sweet spot. Going from 10 to 20 years cuts the EMI by Rs 11,161 a month but adds Rs 17,84,842 of interest. Going from 20 to 30 years saves only Rs 2,967 more a month and adds another Rs 20,55,938. That is why 20 years is the tenure most Indian borrowers settle on.

The formula

Every EMI in the tables above comes from the standard reducing-balance formula:

EMI = P × r × (1+r)ⁿ ÷ ((1+r)ⁿ − 1)

P is the principal — Rs 30,00,000 here.
r is the monthly rate: the annual rate divided by 12 and by 100. For 8.5% that is 0.0070833.
n is the number of monthly instalments: 20 years × 12 = 240.

Substituting: 3000000 × 0.0070833 × 1.0070833²⁴⁰ ÷ (1.0070833²⁴⁰ − 1) = Rs 26,035. Banks round this to the nearest rupee, so your sanction letter may differ by a rupee or two.

Check your own numbers

Change the amount, rate or tenure and the numbers update instantly, including the full amortisation schedule.

EMI CalculatorLoan amount, rate, tenure to EMI, total interest and month-by-month schedule.

Frequently asked

How much salary do I need for a Rs 30 lakh home loan?

Most Indian lenders cap all your EMIs at 50-55% of net monthly income (the FOIR rule). With an EMI of Rs 26,035 and no other loans, that works out to a net take-home of roughly Rs 52,069 a month, or about Rs 6,24,833 a year in hand. If you already pay a car or personal loan EMI, add that EMI to the calculation before dividing.

Does a longer tenure reduce the EMI?

Yes, but it costs far more in total. At 8.5%, stretching a Rs 30 lakh loan from 20 years to 30 years drops the EMI from Rs 26,035 to Rs 23,067 — a saving of Rs 2,967 a month — while total interest rises from Rs 32,48,327 to Rs 53,04,266. You pay roughly Rs 20,55,938 more to save that monthly amount.

What happens to the EMI if the rate goes up 0.5%?

A floating-rate home loan usually keeps the EMI fixed and extends the tenure instead. If your bank does reset the EMI, 8.5% to 9% on Rs 30 lakh over 20 years moves it from Rs 26,035 to Rs 26,992, i.e. Rs 957 more a month. Ask your lender which of the two they adjust — it is your choice at most banks.

Is it better to prepay or to invest the surplus?

Prepaying a home loan gives you a guaranteed, tax-free return equal to your loan rate — 8.5% here. An equity SIP might do better over 10+ years but is not guaranteed. The usual rule: prepay early in the tenure, when almost all of the EMI is interest, and invest later, when most of the EMI is principal.

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