होम लोन (Home Loan) को जल्दी चुकाकर ब्याज कैसे बचाएं ?

नमस्कार दोस्तों , स्वागत है आपका फिर से financewalababa.in के पेज पर । आज हम बात करेंगे होम लोन के समय से पहले भुगतान करने को लेकर ।

अपना खुद का घर होना अपने आप मे किसी लाइफ टाइम उपलब्धि से कम नहीं होता । व्यक्ति अपनी आधी उम्र अपना खुद का घर खरीदने में लगा देता है। लेकिन आपको पता है घर खरीदने के बावजूद उसे ये चिंता लगी रहती है की ये घर पूरी तरह मेरा कब होगा। मेरे कहने का आशय है कि यदि घर लोन लेकर खरीदा या बनाया है तो इस लोन को जल्दी से कैसे चुकाऊँ ये हम में से काफी लोगों का प्रश्न हो सकता है । तो चलिए आज इसी को लेकर बात करते हैं ।

मान लेते हैं कि  आपने 10 लाख (अन्य शुल्कों को छोड़कर)  का होम लोन 30 साल के लिए 8 प्रतिशत की ब्याज दर पर XYZ बैंक से लिया है।  

लोन राशि : 10,00,000  

अवधि : 30 साल

ब्याज दर : 8 प्रतिशत

ईएमआई / मासिक किश्त :7,338  

30 साल का ब्याज : 16,41,555

मूल राशि : 10,00,000

30 साल मे कुल चुकाने योग्य राशि : 26,41,555 (A)

अब बात करते हैं फायदे की अलग अलग scenario से -  

(A) अवधि घटाकर

 1. अगर आप अवधि 30 की बजाय 10 साल रखते है :

लोन राशि : 10,00,000  

अवधि : 10 साल

ब्याज दर : 8 प्रतिशत

ईएमआई / मासिक किश्त :12,133  

10 साल का ब्याज: 4,55,932

मूल राशि : 10,00,000

10 साल मे कुल चुकाने योग्य राशि: 14,55,932 (B)

कुल बचत :: (A)-(B)= 11,85,623

2.  अगर आप अवधि 30 की बजाय 20 साल रखते है :

लोन राशि : 10,00,000  

अवधि : 20 साल

ब्याज दर : 8 प्रतिशत

ईएमआई / मासिक किश्त : 8,364  

20 साल का ब्याज: 10,07,456

मूल राशि : 10,00,000

20 साल मे कुल चुकाने योग्य राशि: 20,07,456 (C)

कुल बचत :: (A)-(C)=  6,34,099

(B) कुछ पैसा extra चुकाकर

1.  हर बारहवे महीने में एक किश्त ज्यादा चुकाकर :

ब्याज : 11,99,900  

मूल राशि : 10,00,000

कुल चुकाने योग्य राशि : 21,99,900  (D)

कुल बचत :: (A)-(D)= 4,41,655 {लोन खत्म वो भी मूल अवधि से 83 महीने (7 साल) पहले}

सबूत भी देख ही लीजिए ..

2 .  हर छठे महीने में एक किश्त ज्यादा चुकाकर :

ब्याज : 9,54,288   

मूल राशि : 10,00,000

कुल चुकाने योग्य राशि : 19,54,288 (E)

कुल बचत :: (A)-(E)= 6,87,267 {वो भी मूल अवधि से 131 महीने (11 साल) पहले}

मैं झूठ नहीं बोलता दोस्तों, ये देखिए..

3. इसी लोन को मात्र 16 साल 6 महीने में पूरा करने के लिए आपको ये करना पड़ेगा :

Single Double फॉर्मूला -

जितनी आपकी मासिक किश्त है उतनी ही राशि हर 6 महीने पर और मासिक किश्त की दोगुनी राशि हर 12 महीने पर अतिरिक्त भुगतान करके आप 30 साल के लोन को मात्र साढ़े सोलह साल में चुका सकते है ।

देखिए ऐसे ....

 How many types of account in NPS?

There are two types of NPS accounts:

Tier-I account: 

 The investment in a Tier I NPS account is without any type of risk involved and comes with many benefits. Upon successful enrolment to the NPS, a Permanent Retirement Account Number which is called PRAN, is allotted to the subscriber. The subscriber contributes periodically towards NPS during their working life to create the corpus for retirement life. 

NPS Tier I is a tax-free investment exempted from tax at all stages of investment and return. The invested amount, interest earned on it and the total amount withdrawn at the end of the scheme is all tax free.  You can avail tax benefits of up to Rs.  2 lakhs investment in a NPS Tier I account. Upon retirement or exit from the scheme, the corpus is made available to the subscribers with the mandate that some portion of the corpus must be invested into annuity to provide a monthly pension post retirement or exit from the scheme. One can withdraw up to 60% of their total investment after the age of 60. This total 60% investment will be considered tax free.  An individual can prematurely withdraw their contribution from their NPS account after the completion of three years to up to 25% of the total sum deposited. This will be added to your annual income and taxed as per the slab of financial year in which withdrawal taken place.  This withdrawal can be done three times before the age of the scheme maturing and only for very important reasons that need to be declared before applying for withdrawal. 

Tier-II account: 

This is a voluntary withdrawable account which is allowed only when there is an active Tier I account in the name of the subscriber. The withdrawals are permitted from this account as per the needs of the subscriber as and when required. NPS Tier II is a pure investment plan and does not have tax benefits similar to the NPS Tier I plan.  You need to have a NPS Tier I plan first in order to start a NPS Tier II plan.   There are no compulsions to deposit any money on a yearly basis and no upper limit to the amount of contribution a subscriber may like to make.  Upon retirement or exit from the scheme, the corpus is made available to the subscriber for withdrawal, which is taxable and any money earned from this account will be added to the subscriber’s yearly taxable income. You can deposit or withdraw contributions made at your will whenever you want to. No penalty is imposed on withdrawals. Different types of investments reap different percentages of returns. For a NPS Tier II account, a subscriber is likely to earn interest in the range of:

Equity:  14% to 15%

Corporate bonds: 9% to 10%

Government securities: 7% to 8%

 How to open an NPS account?

For all citizen of India:

Option I: Any citizen of India, who meets the stipulated eligible conditions, can open his/her NPS account through online facility -eNPS.  

Option II: Entities called as Point of Presence (POP) are appointed by PFRDA for servicing the individual subscribers, including their registration and acceptance of further contributions. The registration form for joining NPS can be collected from any of the Point of Presence - Service Providers (POP-SP).

For Government / Corporate Sector:

To enroll under Central Government / State government Sector, you may approach your HR Dept./ Pay and Accounts Office (the Nodal Office for NPS).

eNPS-

eNPS is an online platform provided by NPS Trust for enabling individuals to open his/her Individual Pension Account under NPS (Tier-I & Tier-II) and also facilitate the new or existing subscribers to make initial or subsequent contributions respectively to their Individual Pension Account under NPS using netbanking and debit/credit cards. eNPS does not facilitate enrolment of individuals under Atal Pension Yojana.

 Who is eligible for NPS?

Any Indian citizen aged between 18-70 years is eligible to subscribe to NPS, including Non-Resident Indians (NRIs) and overseas Indians. Persons of Indian Origin (PIOs) and Hindu Undivided Families (HUFs) are not eligible to subscribe to NPS.The applicant should not have any  pre-existing National Pension System Account (PRAN).

Following is the sectorwise eligibility-

1. All Citizen Model: 

A citizen of India, whether resident or non-resident, of between 18 – 70 years of age as on the date of submission of his/her application to the POP/ POP-SP who comply with the Know Your Customer (KYC) norms as detailed in the Subscriber Registration Form.  

2. Government Sector:

All Government employees joining on or after 01-01- 2004 are mandatorily covered under NPS. However, following states have restored Old Pension Schemes by withdrawing NPS:

1. Rajasthan    
2. Jharkhand
3. Chhattisgarh

3. Corporate Sector: 

The employees of the corporate entity, enrolled by the employer having Indian Citizenship between the age of 18-60 years and complying with the KYC norms, are eligible to be registered as su

 What is National Pension System (NPS)?

It’s a short form of National Pension System (NPS).  It was introduced by government of India vide Ministry of Finance (Department of Economic Affairs) Notification No. 5/7/2003- ECB & PR dated 22nd December, 2003 to inculcate the habit of saving for retirement amongst the citizens/employees.  

In this model of pension system, the savings of any individual is invested in to a pension fund. These funds are invested by PFRDA (Pension Fund Regulatory & Development Authority) through professional fund managers into various portfolio which is comprising of Government Bonds, Bills, Corporate Debentures and Shares. Basis upon the investment folios, these accumulated funds would grow over the period of time. Opening an account with NPS provides a Permanent Retirement Account Number (PRAN), which is a unique number and it remains with the subscriber throughout his lifetime.  

There are basically three model, under which an individual/employee can open pension account under NPS:

A. All Citizen Model

B. Government Sector:

Employees of:

1. Central Government
2. Central Government Autonomous Bodies (CABs)
3. State Government
4. State Government Autonomous Bodies (SABs)

C. Corporate Sector: 

Employees of:

1. Entities registered under Companies Act 
2. Entities registered under various Co-operative Acts 
3. Central Public Sector Enterprises 
4. State Public Sector Enterprises 
5. Registered Partnership firm 
6. Registered Limited Liability Partnership (LLPs) 
7. Any Body incorporated under any act of Parliament or State legislature or by order of Central / State Government 
8. Proprietorship Concern 
9. Trust/Society

 What are the income tax benefits under ESOP for any Startup?

To understand this, first we have to find out that what is Startup in the eyes of Indian government.  

An entity is Startup if :

1. It is incorporated as a private limited company or registered as a partnership firm or a limited liability partnership
2. Its turnover is less than Rs. 100 Crores in any of the previous financial years
3. It has not completed 10 years from the date of its incorporation
4. It is working towards innovation/ improvement of existing products, services and processes. Besides, it should have the potential to generate employment or create wealth.

Note: If any company has formed a new startup by splitting up its existing business, it won’t count to be treated as a startup. Also, if any of above condition is not fulfilled at any point of time, from that point of time, the entity would not be treated as Startup and will not get any benefit under the startup policy anymore.

If any startup has fulfilled the above criteria, it has to apply before DPIIT (Department for Promotion of Industry and Internal Trade, a department under ministry of Commerce and Industry) through online mode with required documents. DPIIT has to approve or reject the application. If it is approved, to get tax exemption under section 80IAC (inserted by the Finance Act, 2016, w.e.f. 01-04-2017), startup has to apply before Inter-Ministerial Board of Certification in specified application (Form-I) along with certain documents.

Now we have clearly understood that what is Startup and what is the process of getting certificate for tax exemption. Let’s understand what is ESOP?

ESOP:

Many companies are hiring highly qualified professionals as an employee. They have to pay high salary to these professionals being an employee and in turn the employee would have to pay higher income tax on his salary. Along with good salary package, companies offer ESOP to these employees. It gives ownership interest in that entity in the form of shares of stock.

Tax applicability and benefit:

Any person being an eligible startup, is responsible to pay/deduct income tax on the income being paid in the form of ESOP. Such income tax has to pay within 14 days:

a) after the expiry of 48 months from end of the relevant assessment year or

b) from the date of sale of such specified share by the assessee or

c) from the date of the assessee ceasing to be the employee of the person,

whichever is the earliest, on the basis of rates in force for the financial year in which the said

specified share is allotted or transferred.From above lines, it is cleared that the startup is not required to deduct TDS every year on allotted shares to the employees.

 What is Section 115BAC under Income Tax Act 1961?

It was introduced by Finance Act 2020, effecting from 01.04.2020. Concessional rates of tax as per income brackets is given to the taxpayers under this section. The most affecting condition of this section is that the computation of income tax will be without any type of deduction or exemption. In other way we can say that whatever tool like 80C, 80D, Home Loan interest/principal, set off of any loss etc. we are using to save maximum income tax on salary, are not available in section 115BAC.

Following are the rates of income tax under the new regime i.e. section 115BAC:

Total Income (In Rs.)	Rate of Tax
Upto 2,50,000	Nil
2,50,001 to 5,00,000	5%
5,00,001 to 7,50,000	10%
7,50,001 to 10,00,000	15%
10,00,001 to 12,50,000	20%
12,50,001 to 15,00,000	25%
Above 15,00,000	30%

If any person is having income from profession or business and he opt for new regime while filing return, he has to file return through new regime only in subsequent years unless the income ceases to be from profession or business. However, such person can exercise the switch from new to old regime only once.

Surcharge will be applicable as being done hitherto.