Home loan eligibility: FOIR, age and existing EMIs
Updated: 14 November 2026
An educational illustration, not financial, tax or investment advice. Figures are estimates from the formula shown. Your bank, fund house or the official scheme rules decide the actual amount.
Open the loan eligibility calculator
Home loan eligibility is mostly set by one ratio: how much of your take-home pay can go to EMIs. Lenders call it FOIR (fixed obligations to income ratio). Your existing EMIs and card dues use up part of it, and your age limits the tenure. The rest is arithmetic.
Quick answer
- Room for a new EMI = take-home × FOIR − existing EMIs − card dues.
- Take-home ₹80,000, 55% FOIR, 8.5% for 20 years: a loan of about ₹50,70,000 (EMI ₹44,000).
- An existing ₹10,000 EMI and ₹20,000 card balance cut that to about ₹38,02,000.
- RBI caps the loan at 90%, 80% or 75% of the property value, depending on the loan size.
Step 1: the EMI you can afford
The loan eligibility calculator suggests a FOIR from combined take-home pay: 50% up to ₹50,000 a month, 55% up to ₹1 lakh, 60% up to ₹2 lakh, 65% up to ₹5 lakh and 70% above that for a home loan. You can type your lender’s own figure. SBI says its ratio ranges from 20% to 70% by income, and the RBI’s housing FAQ says banks typically allow about 55–60% of monthly surplus.
Step 2: subtract what you already pay
- Every running EMI comes off.
- Credit-card balances that are outstanding count as about 5% a month (many lenders use 3% to 5%). A card with nothing outstanding adds nothing.
Step 3: tenure and age
The loan has to end by a set age. The calculator starts at 60 for a salaried home loan and lets you choose 65 or 70 (SBI’s terms allow repayment up to 70). Older borrowers get a shorter tenure, so a smaller loan for the same EMI.
Worked examples (home loan, salaried, 8.5%)
| Case | EMI room | Tenure | Loan |
|---|---|---|---|
| Age 35, take-home ₹80,000, no other EMIs | ₹44,000 | 20 years | ₹50,70,000 |
| Same, with a ₹10,000 EMI and ₹20,000 card balance | ₹33,000 | 20 years | ₹38,02,000 |
| Same as above, but age 45 (loan must end by 60) | ₹33,000 | 15 years | ₹33,51,000 |
Step 4: the property value
RBI’s loan-to-value caps for housing loans: up to 90% of the property value for loans up to ₹30 lakh, 80% for ₹30–75 lakh, and 75% above ₹75 lakh. A ₹50.7 lakh loan falls in the 80% band, so it needs a property of about ₹63.4 lakh, and you pay the rest as the down payment.
How to raise your eligibility
- Close a small loan or clear a card balance to free EMI room.
- Add a co-applicant’s income (and their EMIs).
- Choose a longer tenure, if your age allows. It costs more interest in total; compare on the EMI calculator.
- A better credit history can get a lower rate, which raises the loan for the same EMI.
How to use the calculator
- Choose a home or personal loan, salaried or self-employed, and enter your age.
- Enter take-home pay, a co-applicant if any, current EMIs and card balances.
- Keep the suggested FOIR or type your lender’s, enter the rate, and read the loan, tenure and property value.
Once you have a loan, prepaying early saves the most interest. See loan prepayment: tenure or EMI and how EMI works.
Limits
An estimate, not a sanction. The bank decides using your credit report, income stability, the property and its own policy. The FOIR scale is this site’s working scale, not a rule from the RBI.
Sources
- Loan eligibility calculator: FOIR scale, card dues at 5%, age-limited tenure
- Reserve Bank of India: Master Circular on Housing Finance (loan-to-value caps)
- Reserve Bank of India: housing-loan FAQs (about 55–60% of monthly surplus)
- SBI Home Loan FAQ (EMI to income 20% to 70%, repayment by age 70)
If this page and the official notice disagree, follow the notice.
FAQ
How is home loan eligibility calculated?
What is FOIR?
How much home loan on ₹80,000 a month?
Do credit cards reduce loan eligibility?
How much of the property price will the bank fund?
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