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Home Loan Eligibility & Affordability Calculator

Q: What is FOIR and why does it decide my eligibility?

FOIR, the fixed-obligation-to-income ratio, is the share of monthly income lenders allow toward all EMIs combined, usually 40 to 55 percent. They subtract existing EMIs from that cap and size the new loan to fit the remainder, making it the biggest driver of how much you can borrow.

Q: How much of my salary should go toward a home loan EMI?

As a general guide, total EMIs at or below 35 percent of take-home income are comfortable, 35 to 45 percent is moderate, and above 45 percent is stretched. A lender may sanction more, but affordability bands show what actually leaves room after expenses.

Q: Does a higher FOIR mean I should borrow more?

No. A higher FOIR raises the sanction offered but commits more income to the EMI and leaves less buffer. Eligibility gives the ceiling; affordability shows where within it you should actually sit.

Q: Why do I need more cash than the down payment?

Stamp duty, registration, legal fees and GST on under-construction property sit outside the loan and can add several lakh. RBI LTV caps also exclude stamp duty from the value the loan is calculated on, so it must come from your own funds.

Q: What else affects my actual sanction beyond income?

Credit score, age which limits maximum tenure, employment type and stability, and the lender's property valuation all feed the final decision. Two people with identical incomes can receive different sanctions, so treat the estimate as informed, not guaranteed.

Two different questions, answered together: how much a lender is likely to sanction on your income, and how much you can actually carry without straining your monthly life. Plus the full cash you'll need before you get the keys.

⚡ Instant — updates as you type🇮🇳 FOIR method — the ratio lenders apply🔒 Private — nothing leaves your browser

What a bank will lend you and what you can comfortably repay are rarely the same number. Lenders size sanctions off a fixed ratio of your income; your real comfort depends on your expenses and buffer. Enter your finances once — the calculators below answer both, from opposite directions.

Enter your finances once

Monthly incometake-home

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Existing EMIs

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Expected rate

Tenure

What the bank will lend

How Much Home Loan Can I Get?

Lenders cap your total EMIs at a share of income called the FOIR (fixed-obligation-to-income ratio) — typically 40–55%, higher for larger incomes. This estimates the loan that fits within that cap after your existing EMIs. Actual sanction also weighs credit score, age, employment type and the property.

🔗 Uses your income, existing EMIs, rate and tenure from the panel above.

FOIR — income share allowed50%

A higher FOIR means a bigger sanction but a tighter monthly life. Lenders push it higher for higher incomes, where more disposable income remains after the EMI.

↓ That's what a bank offers — but is it what you should take? Check affordability.

What you can carry

How Much Can I Comfortably Afford?

Affordability isn't the bank's cap — it's what's left after you actually live. Add your monthly expenses and see three EMI bands, from a conservative buffer-first target to a higher-risk stretch, each translated into the loan it supports.

🔗 Uses your income and existing EMIs from the panel; add expenses here.

Monthly living expenses

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The bands are 35% / 45% / 55% of income (less existing EMIs). The reality check compares them against what your expenses actually leave.

↓ Already have an EMI in mind? See where it lands on the burden scale.

A quick gut check

Is My EMI Too High?

"I earn ₹1.2 lakh and my EMIs come to ₹48,000 — is that too much?" This checks your total EMI-to-income ratio against general planning bands. It's an educational signal, not a lender's approval rule.

Monthly incomereuses the panel

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Total EMI (all loans)

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↓ The loan is only part of the money you'll need — here's the rest.

The upfront reality

How Much Cash Do I Need to Buy?

"The house is ₹80 lakh, so I need ₹16 lakh." Usually more — stamp duty, registration and legal costs sit entirely outside the loan and are rarely budgeted for. This tallies the full cash to arrange before possession.

Property price₹80,00,000

Loan-to-value80%

Stamp duty + reg.

Legal / GST / other

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Get ready to apply

Documents You'll Need for a Home Loan

Eligibility on paper is one thing; a clean file is what gets it sanctioned quickly. Lenders ask for proof of who you are, what you earn, and what you're buying. What you'll need depends on whether you're salaried or self-employed:

💼 If salaried

PAN & Aadhaar (identity + address)
Last 3 months' salary slips
Form 16 / latest ITR
Last 6 months' salary-account bank statements
Employment proof / offer or ID letter

🏢 If self-employed

PAN & Aadhaar (identity + address)
ITR with computation for the last 2–3 years
Audited financials / P&L & balance sheet
Last 12 months' business & personal bank statements
Business proof — GST, registration or licence

On top of these, every applicant provides the property documents — sale agreement, chain of title, approved building plan and, for a resale, the prior owner's papers. Keeping these ready upfront is the difference between a sanction in days and one in weeks.

Choosing a lender

Bank vs NBFC vs Housing Finance Company

Not every lender prices or approves the same way. Where you apply affects both your rate and your odds of sanction, especially if your profile is non-standard:

Lender type	Typically best for	Trade-off
Public-sector banks	Lowest rates; strong, salaried profiles	Slower, more paperwork-heavy processing
Private banks	Faster service; good digital experience	Rates can run slightly above PSU banks
Housing finance companies (HFCs)	Home-loan specialists; flexible on property type	Rates often a touch higher than banks
NBFCs	Thinner or self-employed profiles that banks decline	Highest rates of the four

A thin credit file or irregular income doesn't mean no loan — it usually means an NBFC or HFC at a higher rate. Once you've built a clean repayment record for a year or two, a balance transfer to a bank can then bring the rate down. Apply where you'll actually be approved first; optimise the rate later.

The number that moves your rate

Your Credit Score and What It Unlocks

Your CIBIL (or other bureau) score is the first thing a lender checks. It decides not just whether you're approved, but at what rate — and over a 20-year loan, a better band is worth lakhs:

Score band	What to expect
750 and above	Best rates, fastest approval, highest eligibility
700–749	Approved by most lenders, usually at a small rate premium
650–699	Approval tightens; expect higher rates or a larger down payment
Below 650	Banks often decline; NBFCs may lend at a steep premium

If your score isn't where you want it, a few months of discipline before applying pays off:

Pay every EMI and card bill on time. Payment history is the heaviest factor in the score.
Keep credit-card usage below ~30% of your limit — high utilisation drags the score down.
Don't apply to many lenders at once. Each hard enquiry dents the score; space out applications.
Clear or settle old defaults and check your report for errors you can dispute.

Plain-English terms

Eligibility Glossary

FOIR

Fixed-Obligation-to-Income Ratio — the share of your income lenders allow toward all EMIs, which caps how much you can borrow.

LTV

Loan-to-Value — the percentage of the property price a lender will finance; the rest is your down payment.

CIBIL score

A 300–900 credit score from the bureau; 750+ is considered strong and unlocks the best rates.

Sanction letter

The lender's formal approval stating the amount, rate and tenure offered — not yet the disbursed loan.

Pre-approval

An in-principle eligibility estimate before you finalise a property, useful for budgeting your search.

Co-applicant

A second borrower whose income is pooled with yours to raise eligibility, often a spouse or parent.

Where to next

You know what you can borrow and carry. These take it forward — each opens fresh with its own inputs.

The instalmentEMI Calculator →Exact EMI and total interest for your loan Should you buy?Buy vs Rent →Whether owning beats renting-and-investing Which lenderLoan Comparison →Rank offers by total cost, not headline rate The full pictureLoan Planning Guide →Every loan question in one place

Section 5

Frequently asked questions

What is FOIR and why does it decide my eligibility?+

FOIR — fixed-obligation-to-income ratio — is the share of your monthly income that lenders allow to go toward all EMIs combined, usually 40–55%. They subtract your existing EMIs from that cap and size the new loan to fit the remainder. It's the single biggest driver of how much you can borrow, which is why the eligibility calculator lets you adjust it.

How much of my salary should go toward a home loan EMI?+

As a general planning guide, keeping total EMIs at or below 35% of take-home income is comfortable, 35–45% is moderate, and above 45% is stretched. A lender may sanction more, but the affordability bands above show what actually leaves room in your monthly budget after expenses.

Does a higher FOIR mean I should borrow more?+

No. A higher FOIR raises the sanction the bank offers, but it also commits more of your income to the EMI and leaves less buffer for emergencies. Eligibility tells you the ceiling; affordability tells you where within it you should actually sit.

Why do I need more cash than the down payment?+

Because stamp duty, registration, legal fees and GST on under-construction property sit outside the loan. On an ₹80 lakh property these can add several lakh on top of the down payment. RBI's LTV caps also exclude stamp duty from the value the loan is calculated on, so it must come from your own funds.

What else affects my actual sanction beyond income?+

Credit score, age (which limits maximum tenure), employment type and stability, and the lender's valuation of the property all feed the final decision. Two people with identical incomes can receive different sanctions. Treat the figure here as an informed estimate, not a guarantee.

The official rules this calculator applies

Figures below trace to RBI sources. Confirm the current position with your lender before acting.

Loan-to-Value (LTV) ceilings for home loansUp to 90% for property value up to ₹30 lakh; up to 80% for ₹30–75 lakh; up to 75% above ₹75 lakh. Stamp duty and registration are excluded from the value used for LTV (except properties up to ₹10 lakh).rbi.org.in — Master Circular, Housing Finance

FOIR / repayment capacityLenders assess repayment capacity as a fixed-obligation-to-income ratio; there is no single mandated figure, and it commonly ranges 40–55% depending on income band and lender policy.rbi.org.in

Methodology & last updated. Eligibility uses the FOIR approach lenders commonly apply, converting the permitted EMI into a loan via the reducing-balance formula. Results are indicative and don't account for credit score, employment type or property valuation, which also affect actual sanction. Reviewed August 2026. For planning and education, not financial advice.