Most of us have to take home loans to purchase a house. Home loans come in multiple variants. One of the popular home loan variants is a Home Saver Loan. A prominent example is the SBI Maxgain Loan product. In this post, I would briefly touch upon how home saver loan products work and what are the things that you must keep in mind if you have already taken such a loan.
Live TV
Loading...
How are Home Saver Loans Structured?
I will not go into the details of a specific home loan product such as SBI MaxGain. Will just discuss the basic structure.
There are two types of accounts in Home Saver Loans. Do note nomenclature may vary across loan products.
For reducing balance loan (like your home loan), interest is calculated every month on the outstanding principal. From your EMI, this monthly interest gets knocked off and anything left is used to reduce the principal amount. For more on how loan EMI payments work, read this post.
For home saver loans, interest for the month is calculated on (Loan Outstanding – Excess Account balance).
Let’s take an example.
Let’s say you take a loan of Rs 50 lakh. Assume the entire amount is disbursed on Day 1. The loan is for 20 years with the interest rate of 9 percent p.a. Your EMI will be Rs 44,986.
How repayment happens in a regular home loan?
First month
Principal outstanding at the beginning of the month = Rs 50 lacs
EMI= Rs 44,986
Interest for the month = Rs 50 lacs X 9%/12 = Rs 37,500
Principal repayment for the month = Rs 44,986 – Rs 37,500 = Rs 7,486
Principal outstanding at the end of the month = Rs 50 lacs – Rs 7,486 = Rs 49,92,514
Second month
Principal outstanding at the beginning of the month = Rs 49,92,514
EMI= Rs 44,986
Interest for the month = Rs 49,92,514 X 9%/12 = Rs 37,444
Principal repayment for the month = Rs 44,986 – Rs 37,444 = Rs 7,542
Principal outstanding at the end of the month = Rs 49,92,514 – Rs 7,542 = Rs 49,84,971
And this process goes on.
How repayment happens in SBI Maxgain Loan or any Home saver loan?
Now, let’s say you put Rs 5 lakh in your OD (excess) account on the first day.
Loan Account (Outstanding balance) = Rs 50 lakh
Excess Account = Rs 5 lakh
Under home loan saver, interest for the month is calculated on (Loan Account – Excess Account)
First month
Principal outstanding at the beginning of the month = Rs 50 lacs (Loan Account)
Excess Account = Rs 5 lakh
EMI= Rs 44,986
Interest for the month = (Rs 50 lacs – 5 lacs) X 9%/12 = Rs 33,750
Principal repayment for the month = Rs 7,486 (now, this is as per the original amortisation schedule. No change here)
You can see EMI is not fully utilised. 33,750 + 7,486 = Rs 41,236. What happens to the rest of EMI.
It gets added to your Excess Account. Excess Account balance at the end of the month = Rs 5 lacs + Rs 3,750 = Rs 5,03,750
Principal outstanding at the end of the month = Rs 50 lakh – Rs 7,486 = Rs 49,92,514
Second month
Principal outstanding at the beginning of the month = Rs 49,92,514 (Loan Account)
Excess Account = Rs 5,03,750
EMI= Rs 44,986
Interest for the month = (Rs 49.93 lacs – Rs 5.03 lacs) X 9%/12 = Rs 33,666
Principal repayment for the month = Rs 7,542 (now, this is as per the original amortisation schedule. No change here)
Excess Account balance at the end of the month = Rs 5.03 lakh + (Rs 44,986 – Rs 33,666 – Rs 3,778 = Rs 5,07,528
Principal outstanding at the end of the month = Rs 49,92,514 – Rs 7,542 = Rs 49,84,971
How do SBI Maxgain or Home Saver Loans benefit?
You can see principal goes down as per original amortisation schedule (unless you explicitly make a prepayment).
Keeping the money in the Excess Account does not qualify as prepayment but gives you all the benefits of prepayment and more.
If you make prepayment under a regular home loan, you lose access to the prepayment amount. It is gone. Your loan outstanding goes down.
Under the home saver loan, by keeping the money in Excess Account, you reduce the interest outgo (effectively what prepayment would have achieved). At the same time, you don’t lose access to the money. You can take out money from the Excess Account whenever you want. Just that when you take out the money, your interest gets calculated accordingly for the month. Do note your loan outstanding does not go down when you put money in the Excess Account.
Your interest saved becomes interest earned. After all, the interest savings from the EMI get added to your Excess Account. You can withdraw from Excess Account whenever you want. Had you kept the money in a savings account of a fixed deposit (instead of Excess Account), you would have earned a much lower return than the loan interest rate. Moreover, since this is your own money (and not interest), the growth in Excess account due to interest savings won’t be taxed as interest.
For these reasons, Excess account (or the OD account) makes for a perfect destination for short term or emergency funds.
Home saver loan gives the benefits of prepayment without compromising liquidity or flexibility with your money.
Things to keep in mind if you have taken a home saver loan
Examples of Home Saver Loan Products
First Published: Jun 13, 2019 10:38 AM IST
Check out our in-depth Market Coverage, Business News & get real-time Stock Market Updates on CNBC-TV18. Also, Watch our channels CNBC-TV18, CNBC Awaaz and CNBC Bajar Live on-the-go!
Mark Mobius reveals how markets will react if NDA wins 400+ Lok Sabha seats
May 15, 2024 8:09 PM
Wine shops and bars to remain shut for 4 days in Mumbai in 4 weeks, check details
May 15, 2024 7:52 PM
INDIA bloc will win majority seats in Bihar, says Tejashwi Yadav
May 15, 2024 4:20 PM