Home loan & LAP eligibility calculator (FOIR + RBI tiered LTV)
Most online eligibility calculators only check your monthly income and ignore the property's Loan-to-Value (LTV) ceiling — or vice versa. In reality, every bank sanctions the lower of two numbers: (1) the loan your net monthly income can service after existing EMIs under the bank's Fixed Obligation to Income Ratio (FOIR, typically 50% to 65%), and (2) the maximum LTV permitted by RBI's housing finance slabs (90% up to ₹30 lakh, 80% up to ₹75 lakh, 75% above ₹75 lakh) or LAP policy (60% to 70%).
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How this is calculated
Max EMI = max(0, (Applicant + Co-Applicant Income) × FOIR % − Existing EMIs)
Eligible Sanction = min(Present Value of Max EMI over Tenure, Property Value × Applicable LTV %)
- FOIR Income Limit: Multiplies combined monthly net income by the permissible FOIR %, subtracts ongoing EMIs, and converts the remaining monthly EMI capacity into a principal loan amount at your chosen interest rate and tenure.
- RBI Tiered Home Loan LTV: Applies 90% if the loan is ≤ ₹30 lakh, 80% for ₹30 lakh to ₹75 lakh, and 75% above ₹75 lakh (with slab boundary smoothing so a higher property value never produces a lower cap).
- Binding Constraint: Highlights whether your sanction is restricted by income (FOIR) or property valuation (LTV) and computes the minimum borrower down-payment.
Not a credit decision or tax/legal opinion. Figures are indicative and based on your inputs; confirm final sanction terms, tax applicability and statutory notifications with your lender, insurer or Chartered Accountant.
Questions people ask
What are the RBI Loan-to-Value (LTV) caps for individual housing loans?
Under RBI Master Directions on Housing Finance, the maximum LTV ratio is 90% for home loans up to ₹30 lakh, 80% for loans above ₹30 lakh and up to ₹75 lakh, and 75% for loans above ₹75 lakh. Stamp duty and registration charges are excluded from the property value when computing LTV.
What is FOIR (Fixed Obligation to Income Ratio)?
FOIR is the maximum percentage of your net monthly income that all EMIs combined (including existing car/personal loans and the proposed loan EMI) can consume. Banks typically allow 50% to 60% FOIR for moderate incomes and up to 65%–70% for higher income brackets.
How does Loan Against Property (LAP) eligibility differ from a Home Loan?
LAP generally carries a lower LTV cap (60% to 70% of market value for residential property and 50% to 60% for commercial property), a maximum tenure of 15 years, and an interest rate 1.00% to 2.00% higher than a home loan.
Want to increase your eligible sanction amount?
Adding an earning co-applicant, closing small high-EMI personal loans or structuring business cash-flow programs can significantly lift your sanction.
RBI LTV ceilings exclude stamp duty, registration and documentation charges (except for affordable housing units below ₹10 lakh). Lenders, regulators and government offices apply their own rules and may round or calculate differently; their figures prevail. Biz Corp Solutions arranges funding through partner banks, NBFCs and financial institutions, and lenders decide sanction, rates and terms. Last reviewed 23 October 2026.