Free calculator · West Bengal
Home Loan Affordability Calculator (West Bengal)
Your maximum EMI, loan and home price from your income and savings, with West Bengal stamp duty, the 1% registration fee and GST paid in cash.
Quick answer: With ₹1 lakh net monthly income, no other EMIs, 50% FOIR, 8.5% for 20 years and ₹15 lakh in savings, you can afford a ready home of about ₹55.55 lakh in an urban area of West Bengal, with a loan of about ₹44.44 lakh.
Your savings run out first. The RBI LTV cap means you must pay part of the price yourself, plus stamp duty and fees, and that is what stops you.
Cash you need at this price
| Home price (agreement value) | ₹55,55,000 |
|---|---|
| Home loan | ₹44,44,000 |
| Down payment | ₹11,11,000 |
| Stamp duty (6%, urban) | ₹3,33,300 |
| Registration fee (1%) | ₹55,550 |
| GST (0%) | ₹0 |
| Total cash needed | ₹14,99,850 |
| Your savings | ₹15,00,000 |
| Left over | ₹150 |
Loan eligibility from income alone: ₹57,61,542. LTV slab for this loan: 80%. Property: Ready to move (no GST).
To use your full income-based loan of ₹57.62 lakh, you would need a home of about ₹72.02 lakh and about ₹19.45 lakh in cash, which is ₹4.45 lakh more than you have.
At other interest rates and tenures
| Rate and tenure | Max loan | Max price | Limit |
|---|---|---|---|
| 8.5%, 20 yrs (yours) | ₹44.44 lakh | ₹55.55 lakh | Savings |
| 7.5%, 20 yrs | ₹44.44 lakh | ₹55.55 lakh | Savings |
| 9.5%, 20 yrs | ₹44.44 lakh | ₹55.55 lakh | Savings |
| 8.5%, 15 yrs | ₹44.44 lakh | ₹55.55 lakh | Savings |
| 8.5%, 25 yrs | ₹44.44 lakh | ₹55.55 lakh | Savings |
Your savings, not your income, set the limit in every row, so a different rate or tenure does not change the price. It changes only the EMI on the same loan.
This is an estimate. Banks decide eligibility using their own FOIR, your age, credit score, job and the property's legal and technical checks.
Banks decide eligibility; this is an estimate. The 50% FOIR and 8.5% rate are typical assumptions, not rules. Use your lender's figures. To plan the repayments, try the home loan EMI calculator. For every cost of buying, including TDS, mutation and loan fees, use the total buying cost calculator.
How it is calculated
- Maximum EMI = (your income + co-applicant's income) × FOIR − existing EMIs.
- Loan from income = EMI × ((1 + i)n − 1) ÷ (i × (1 + i)n), where i is the monthly rate (annual rate ÷ 12 ÷ 100) and n is the number of months. This is the EMI formula run backwards.
- RBI LTV cap. The loan can be at most 90% of the price if the loan is up to ₹30 lakh, 80% if it is above ₹30 lakh up to ₹75 lakh, and 75% above ₹75 lakh. You get the smaller of this and the loan from income.
- Cash needed = (price − loan) + stamp duty + 1% registration + GST. Stamp duty is 6% (7% above ₹1 crore) in urban areas and 5% (6% above ₹1 crore) in panchayat areas, on the whole value. GST is 1% for an under-construction affordable flat up to ₹45 lakh, 5% for other under-construction flats, and nil for ready flats.
- Maximum price is the highest price whose cash need fits your savings. Because the LTV, stamp duty and GST slabs depend on the price, the calculator searches for it step by step (bisection) and rounds down to the nearest ₹1,000.
Worked example
You earn ₹1,00,000 a month after tax, have no other EMIs and have ₹15 lakh saved. The bank allows 50% FOIR, the rate is 8.5% and the tenure 20 years. You want a ready flat in a municipal area.
- Maximum EMI: 50% of ₹1,00,000 = ₹50,000.
- Loan from income: about ₹57,61,542.
- For that loan the LTV cap is 80%, so the bank would want a price of about ₹72.02 lakh. You would then need about ₹19.45 lakh in cash: more than you have.
- So savings set the limit. At 80% LTV each ₹1 of price needs 20 paise of down payment plus 7 paise of duty and fee, so price ≈ ₹15 lakh ÷ 0.27 = ₹55,55,000, with a loan of ₹44,44,000 and total cash of ₹14,99,850.
Rules used and their dates
| Rule | Value | Source and date |
|---|---|---|
| Loan-to-value cap | 90% up to ₹30 lakh loan; 80% above ₹30 lakh up to ₹75 lakh; 75% above ₹75 lakh | RBI Master Circular, Housing Finance (as consolidated to 31.03.2024; no later change found) |
| Property value for LTV | Excludes stamp duty and registration | RBI Master Circular, Housing Finance |
| FOIR | Your input (50% default) | Lender policy, not an RBI rule |
| Stamp duty | Urban 6% / 7% above ₹1 crore; rural 5% / 6% above ₹1 crore | WB Directorate of Registration and Stamp Revenue, checked 14 Oct 2026 |
| Registration fee | 1% | WB Directorate of Registration and Stamp Revenue |
| GST, under construction | 1% affordable (carpet up to 60 sq m in Kolkata metro or 90 sq m elsewhere, and price up to ₹45 lakh); 5% other; no input tax credit | Notification 03/2019-Central Tax (Rate), effective 01.04.2019 |
| Prepayment charges | None on floating-rate home loans to individuals | RBI (Pre-payment Charges on Loans) Directions 2025, loans from 01.01.2026 |
What this estimate leaves out
- Stamp duty is charged on the higher of the agreement value and the government market value. If the market value is higher, you need more cash. Check it on wbregistration.gov.in.
- Some banks count GST in the property cost; this calculator assumes you pay GST from savings, which is the safer view.
- For homes costing up to ₹10 lakh, RBI lets banks add stamp duty and registration to the value for LTV. This calculator does not, so it may understate very small loans.
- Loan processing fees, legal and valuation fees, insurance, brokerage, interiors and moving costs are not included. Your age also limits the tenure: most lenders want the loan repaid by 60 to 70.
- Whether "Kolkata" for the GST metro test means KMC only or the wider Kolkata area is not defined in the GST Council release. Ask your builder which GST rate applies.
Sources
- Reserve Bank of India, Master Directions and Master Circular on Housing Finance: rbi.org.in
- GST Council, 34th meeting press release on residential GST rates: gstcouncil.gov.in; Notification 03/2019-Central Tax (Rate) on cbic-gst.gov.in
- Directorate of Registration and Stamp Revenue, West Bengal: wbregistration.gov.in
- Our stamp duty calculator and West Bengal stamp duty guide
Frequently asked questions
How much home loan can I get on my salary?
Lenders usually let all your EMIs, old and new, take 40% to 65% of your net monthly income. This is called FOIR. At 50% FOIR, 8.5% interest and 20 years, a net income of ₹1 lakh a month with no other EMIs supports an EMI of ₹50,000 and a loan of about ₹57.62 lakh. Each bank sets its own FOIR.
How much of the price will a bank lend?
RBI caps housing loans at 90% of the property value for loans up to ₹30 lakh, 80% for loans above ₹30 lakh up to ₹75 lakh, and 75% above ₹75 lakh. The property value does not include stamp duty and registration, so you pay those from your own money.
What cash do I need on top of the down payment in West Bengal?
Stamp duty of 6% (7% above ₹1 crore) in corporation and municipal areas or 5% (6% above ₹1 crore) in panchayat areas, a 1% registration fee, and GST of 1% or 5% if the flat is under construction. Ready flats with a completion certificate carry no GST.
Is FOIR an RBI rule?
No. FOIR is each lender's own policy. Many use about 50% for average incomes and allow more for higher incomes. That is why this calculator lets you change it.
Can I prepay my home loan without a penalty?
Yes, for a floating-rate home loan taken as an individual. RBI rules bar prepayment and foreclosure charges on such loans. Fixed-rate loans may carry a charge, which must be shown in the Key Facts Statement.
Rates and conventions last checked: .