Home loan interest rates cross 9% mark: Know key strategies to lower your EMI burden
Summary
The RBI kept repo rate unchanged for seventh time but the flurry of hikes in past months has already pushed home loan interest rates higher. So, what should your repayment strategy be?
The Reserve Bank of India (RBI) has left the repo rate unchanged at 6.5% for the seventh consecutive time. However, there seems to be no relief for home loan borrowers facing the brunt of high-interest rates, with rates hovering above 9%.
Major lenders like HDFC and Bank of India have recently raised their loan rates, too.
It’s worth noting that the central bank had raised the repo rate by a cumulative 250 basis points to 6.50% since the onset of the rate hike cycle in May 2022, before deciding to pause.
For most banks, the external benchmark to which their home loans are linked is the repo rate. So, with the hike in repo rate, all existing home loans on floating rates of interest became expensive.
Here’s a look at recent home loan interest rates of some banks:
Banks | Starting Interest Rate (p.a.) | Processing Fees |
Kotak Mahindra Bank | 8.70% p.a. onwards | Salaried: 0.5% Plus taxes; Self-Employed/Commercial: 1.0% Plus taxes. |
Union Bank of India | 8.35% p.a. onwards | 0.50% of the loan amount. |
Bank of Baroda | 8.40% p.a. onwards | No processing fee; discounted upfront fee. |
Central Bank of India | 8.50% p.a. onwards | 0.50% up to ₹20,000 Plus GST |
Bank of India | 8.30% p.a. onwards | Nil |
State Bank of India | 8.50% p.a. onwards | 0.35% of the loan amount plus GST. |
HDFC Home Loans | 8.70% p.a. onwards | Up to 0.50% or ₹3,000 Plus taxes, whichever is higher. Minimum retention: 50% or ₹3,000 Plus taxes, whichever is higher. |
(Source: Bankbazaar)
So, when will home loan rates go down?
According to Adhil Shetty, CEO at Bankbazaar, the expectation is for rates to potentially adjust towards the end of this year when inflation moderates and the food inflation remains within expected parameters.
“This cautious approach by the RBI indicates a deliberate assessment of the impacts of previous rate actions and economic data before contemplating further adjustments,” Shetty said.
This implies that home loan borrowers may have to wait longer for relief from high rates and the consequent high loan EMIs.
So, what should borrowers do?
In light of this, borrowers can take proactive steps to alleviate their financial strain.
Here are some of the strategies they can follow (as compiled by Shetty of Bankbazaar):
Know the benchmark
The benchmark rate is an integral part of retail lending. It is the lowest rate at which loans are given.
Since October 2019, floating home loan rates have been linked to the repo rate, currently at 6.5%.
Before 2019, loans were linked to the Marginal Cost of Funds Based Lending Rate (MCLR) and before that, to the base rate.
Loans tied to old benchmarks remain unaffected by changes in rates, especially during periods of high inflation. To address this, RBI introduced external benchmarks in 2019.
Therefore, if the loan is still tied to old benchmarks, borrowers may be paying a higher interest. They can consider switching to repo-linked loans.
Switch to a lower spread
Loan spread, another critical component of repo-linked loans, is determined based on the credit score, income sources, and the loan amount applied for.
In 2024, there has been a significant reduction in home loan spreads compared to the beginning of 2020 when they were 275 to 360 basis points higher than the repo rate.
Currently, the lowest interest rates range from 8.30% to 8.50%, resulting in a difference of 180 to 200 basis points.
Borrowers can consider obtaining a lower spread for future benefits.
Consider switching
Currently, the lowest home loan rate is 8.30%, with many lenders offering rates around 8.50%.
Borrowers can assess how much extra they are paying above 8.50% for the home loan. If it’s less than 50 basis points, it can be managed in the current scenario.
However, if it’s more than 50 basis points, which is within the range of 9-10%, they can consider refinancing the loan at a lower rate.
Refinance to lighten the load
Borrowers can discuss with the existing lender about refinancing the loan at a lower rate. This option might involve less paperwork and processing fees.
However, if the bank doesn’t offer this option, users can explore refinancing with another lender. Keep in mind that there might be additional costs involved such as processing fees, EMIs, and legal fees, resulting in a total cost of refinancing ranging from 0.5% to 1.00% of the loan amount.
However, if a rate cut is significant, refinancing will pay off in lower interest payments.
Prepay on time to lighten the burden
If the financial situation allows, users can consider making a 5% prepayment on the remaining loan amount to reduce the burden.
They can increase EMI or reduce the tenure by making an additional EMI prepayment at the beginning of the year. However, if the interest rate is too high, one can even consider prepaying the entire remaining loan.
But before doing so, one should consider the financial situation and the impact of this step.
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