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What is Pre-EMI and How to Calculate It?

Nov 01, 2022
What is Pre EMI and how it is calculated

Purchasing a house with savings accumulated over time is an insurmountable challenge, one that is nearly impossible today. Considering the humongous population and relative scarcity of land, property rates are steadily rising, and they are expected to continue to rise as people's purchasing power rises concurrently. Home loans are thus the most popular way for people to purchase a home. These loans can be repaid through equated monthly payments spread over tenures lasting up to 30 years. It is crucial to choose a lender with affordable home loan interest rates. If you have chosen to purchase a house that is still under construction, you will need to pay pre-EMIs.

As a borrower, you need to understand the different types of EMI pre-EMI vs full-EMI. Let us first understand what full-EMI means to better understand the nuances and calculation of Pre-EMI.

Pre-EMI meaning

Pre-EMI on home loan is an alternative that borrowers can opt for only if they’re taking on a home loan for a property under construction. Borrowers typically choose this option as lenders generally disburse loans partially or in phases for houses under construction, and borrowers are required to pay only the interest portion of the loan as EMIs, instead of the full EMI, until the entire loan amount is disbursed.

Upon possession of your home and disbursement of your entire loan amount, you must begin repaying your EMI payments in full until you have repaid your entire loan amount, both principal and interest. Typically, you can pay pre-EMIs for a period of up to three years within which the construction of your home must be completed.

Calculation of Pre-EMI with an Example

Let us continue with the above example where a borrower is taking a Rs 30 lakh loan at 8% interest over a period of 20 years. However, let’s assume the borrower is taking a loan for an under-construction property that is due to be completed in 3 years. Also, let’s consider the borrower opted for a Pre-EMI loan.

Now, being an under-construction property, the bank does not disburse the entire amount, but in tranches as the construction progresses during these 3 years.

Assume that the bank pays the borrower Rs 3 lacs at the outset of the loan. The borrower pays interest only on this amount of Rs 3 lacs, which amounts to Rs 2,000 per month (Rs 3,00,000 * 8% / 12 months). The bank now disburses another Rs 3 lacs to the builder after 6 months. As a result, an amount of Rs 4,000 must be paid as pre-EMI for a total of Rs 6 lacs. The Pre-EMI amount increases with the total amount disbursed so far.

As shown in the following illustration, the total payment during the Pre-EMI is as follows:

Disbursement Timeline
Amount disbursed (Rs )
Total amount Disbursed (Rs )
Pre-EMI (Rs )
Regular EMI (Rs )
(Starts after 36 months)
6 Months
12 Months
18 Months
24 Months
30 Months
36 Months
Total Payments made by the borrower in 36 Months

Nevertheless, he pays Rs 9,03,348 towards the regular loan repayment and is included in the 20-year term of the loan, whereas Rs 2,68,000 paid towards Pre-EMI is not included in the 20-year term and does not have any bearing whatsoever on the monthly payment including the principal and interest component, which is due after the end of the Pre-EMI period. As a result, in the example above, the total effective tenure of the loan is three years of pre-EMI period and twenty years of full-EMI period, resulting in a total of 23 years.

Pre-EMI includes only the interest amount and is, therefore, cheaper than Full-EMI, which also includes the principal component.

The Pre-EMI duration, however, is not included in the original tenor of the loan. Pre-EMI period extends over and above the loan's actual term. This means that the borrower will end up paying more interest than he would have otherwise.

Full-EMI meaning

The term Full-EMI refers to the monthly payments based on the sum of the loan amount approved or sanctioned and made immediately after the first disbursement, regardless of whether or not the lender disburses the entire principal amount or does so in tranches.

  • Both the interest and principal components are paid in equated monthly instalments for the selected tenor.
  • EMIs are paid according to the sanctioned amount and not the disbursed amount.

Example of Full-EMI

Let us assume you were approved for a loan of Rs 30 lakhs at 8% over a period of 20 years. If you use our home loan EMI calculator to calculate the resulting EMI it will be Rs 25,093. This is the full-EMI amount. Let us now consider you have taken this loan for an under-construction property. Here, you have taken the disbursement for the first tranche of Rs 3 lakhs. Now even though the disbursement amount is only Rs 3 lakhs, you may be asked to pay EMI on the entire loan amount of Rs 30 lakhs i.e Rs 25,093. This depends on your lender. Your lender may ask you to pay the full-EMI, or a pre-EMI depending on their policy.

Full-EMI vs Pre-EMI

Let us see some of the pertinent differences between Pre-EMI and Full-EMI:

  • Difference in loan disbursal: You can request full disbursement if you choose full EMI, whereas pre-EMI requires partial disbursement.
  • Difference in loan repayment: Pre-EMIs are significantly cheaper than full EMIs, where you are required to pay the full amount regardless of the loan amount disbursed.
  • Difference in interest rate: Rates for full-EMIs are calculated according to the entire principal amount. The pre-EMI interest rate is calculated based on the disbursed loan amount.

When you should choose the Pre-EMI option

  • In addition to the loan repayment EMI, the individual has less money to pay the rent.
  • In the first few years after construction, the borrower plans to sell the property.
  • After construction is complete, the applicant wishes to sell the property.
  • Customer is experiencing a financial crisis and urgently needs credit.
  • For higher returns, the individual wishes to invest the difference between the Pre-EMI and the Full-EMI, which can be accrued, and then carve out amounts from those funds to pay back the loan according to the amortisation schedule.

Tax Benefits

There is not much to differentiate. There are no tax benefits for home loan repayments before you get possession. Section 80C provides a maximum benefit of Rs 1.5 lakhs per fiscal year for principal repayment. For a self-occupied home, the tax benefit for interest payments under Section 24 is capped at Rs 2 lacs (no cap for let out property). After you take possession of the house, you can take advantage of these benefits.

Principal repayments made before possession cannot be adjusted later. In the case of interest payment, however, the interest paid during the under-construction period (before possession) can be added up and divided into five equal instalments. Section 24 allows the claimant to deduct these five instalments over the next five years.

Must Read : How Much Tax benefits can I Avail on my Home loan


Having gained a basic grasp of full-EMI and a detailed overview of pre-EMI, it is time to check your home loan eligibility as well as crunch the numbers using a home loan EMI calculator. The pre-EMI is generally used for borrowers who do not want to place a heavy burden on their wallets during the initial years of house construction, but envision a significant change in circumstances that will enable them to pay full-EMI after the pre-EMI period expires, or they seek another investment opportunity that offers exponential returns, which can offset both the Pre-EMI interest and the full-EMI loan repayment amount while still providing high returns. Home ownership is a long-cherished dream for many of us, and the availability of Pre-EMI loans makes this dream a reality.

Note: This article is for your information only. Terms and conditions related to pre-EMIs, home loans, and eligibility will depend on Grihashakti’s policies at the time of loan application. Please contact us to know more.


Is it good to pay pre-EMI?

Yes. The pre-EMI option gives you 1 major benefit. On the whole, pre-EMIs are more affordable than full EMI options since in the latter, you are required to pay the entire loan amount irrespective of the disbursement. In case of pre-EMIs, borrowers only have to pay the interest portion of the loan as EMIs. Plus, pre-EMIs make the funds easy to manage since the disbursement will also be partial.

Is pre-EMI compulsory?

No, the pre-EMI option is not compulsory. It is only an alternative option that borrowers can go for if their home loan is for a property under construction.

Is pre-EMI refundable?

No, pre-EMI is non-refundable because it is the interest paid on a certain fraction of the principal amount.

Can we change pre-EMI to full EMI?

Yes, after your pre-EMI period expires, you can opt for full EMI. Upon possession of your home and disbursement of your home loan amount, you can begin repaying your EMI payments in full with principal along with interest. Typically, you can pay pre-EMIs over a period of 3 years within which the construction of your home must be completed.

Will the EMI be lower if I choose pre-EMI or full EMI repayment scheme for my home loan?

If you choose pre-EMI, you will end up paying more interest than you would have otherwise since this term extends over and above the loan’s actual term.

Is there any difference in tax deductions for full EMI and pre-EMI repayment options on home loans?

You can claim a tax deduction on the pre-EMI of your home loan only when the construction of the property has been completed. The Income Tax Act allows for a tax deduction on the total interest paid during the construction period in five equal instalments.

*Terms and Conditions apply. Loans are disbursed at the discretion of Fullerton Grihashakti.

Fullerton India Home Finance Company Ltd
CIN number: U65922TN2010PLC076972

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