Property

0 · Property

Property name part of the save key

Configuration part of the save key

Lender optional — part of the save key, so you can model the same flat with two banks

Locality / tower optional, not part of the key

1 · Cost sheet

Saleable area sq ft

Base rate ₹ per sq ft

Floor rise / PLC ₹ per sq ft

Car park lump sum ₹

Club / amenities lump sum ₹

Corpus + advance maint. lump sum ₹

Agreement value—

GST % of agreement value

Stamp duty % incl. cess/surcharge

Registration %

Legal, khata, misc. lump sum ₹

GST—

Stamp duty + registration—

All-in acquisition cost—

2 · Funding & down payment

How much will the bank lend?

Bank funds % of agreement value

Loan amount—

Down payment you must fund—

Bank-funded share of all-in cost—

Loan terms

Interest rate % p.a. (floating)

Tenure years of full EMI

First disbursement YYYY-MM

2b · Initial payments

Everything you pay out of pocket before the bank starts disbursing — EOI, booking amount, the on-agreement instalment, stamp duty and registration. These come out of the down payment above; whatever is left over is timed by the setting at the bottom of section 6.

What for	Month	Amount ₹

Initial payments—

Balance of the down payment—

3 · Disbursement

Month	% of loan	Amount

Possession at month 0 = auto, from the last tranche

Possession—

4 · Prepayments

Apply every prepayment to:

Reduce tenure keeps the EMI fixed and closes the loan earlier — this saves the most interest. Reduce EMI keeps the end date fixed and lowers your monthly outgo. Override it per row below.

From month	Amount ₹	Repeat	Times	Effect

Prepayment charge % — usually 0 on floating-rate loans to individuals

5 · Rental income

Let the flat out after possession and count the rent towards profit

Monthly rent at possession ₹ — today's going rate, or what you expect then

Rent escalation % per year

Vacancy allowance % of the year empty or between tenants

Rent starts months after possession — fit-out and finding a tenant

Costs you bear ₹ per month — repairs, any society charges you pay

Municipal property tax ₹ per year

Tax the rent under income from house property — 30% standard deduction, then set off the year's loan interest

Your income tax slab % incl. cess

6 · Exit / sale

Sell at the end of year from first disbursement

Market value at purchase ₹ — 0 uses the agreement value

Annual appreciation % p.a., compounded

Use a different growth rate for each year (e.g. flat during construction, a jump at handover)

Brokerage on sale % of sale price

Capital gains tax

LTCG rate % — held over 24 months

STCG rate % — your slab, if sold within 24 months

Health & education cess % on the tax

Add GST paid to the cost of acquisition Add stamp duty + registration to the cost of acquisition Claim Section 54 exemption (rolling the gain into another house) — sets the tax to zero

When your own money leaves your pocket

This only changes the IRR, never the profit. All upfront assumes your entire down payment leaves on day one. Spread with tranches assumes you pay your share of each builder demand alongside the bank, in the same proportions as the tranche table — which is how a construction-linked plan usually works. Money that leaves later has been tied up for less time, so the same rupee profit scores a higher annualised return.

Loan scenarios — no prepayment vs. your plan vs. the opposite prepayment mode

Outstanding principal

Without prepayment With prepayment Prepayment event Rent starts Sale

How the profit is calculated

Rental income year by year

Capital gains working

Profit if you sell in a different year

Year-by-year loan (the interest column is your Section 24 claim base)

Month-by-month schedule

Interest accrues on monthly rests on the outstanding disbursed balance, which is how Indian home loans work in practice; your bank statement can differ by a few rupees over day-count conventions, broken-period interest and rate resets, and this model holds the rate flat for the whole tenure. Stamp duty, GST and the tax rates are defaults to confirm against your own cost sheet and with a CA. Rent, appreciation and vacancy are assumptions you are making, not forecasts — lean on the sell-year table to see how much the answer depends on them.

Property Investment Model

Your calculations

Property

0 · Property

1 · Cost sheet

2 · Funding & down payment

2b · Initial payments

3 · Disbursement

4 · Prepayments

5 · Rental income

6 · Exit / sale

Loan scenarios — no prepayment vs. your plan vs. the opposite prepayment mode

Outstanding principal

How the profit is calculated

Rental income year by year

Capital gains working

Profit if you sell in a different year

Year-by-year loan (the interest column is your Section 24 claim base)

Month-by-month schedule

Your calculations

0 · Property

1 · Cost sheet

2 · Funding & down payment

2b · Initial payments + add

3 · Disbursement

4 · Prepayments + add

5 · Rental income

6 · Exit / sale

Loan scenarios — no prepayment vs. your plan vs. the opposite prepayment mode

Outstanding principal

How the profit is calculated

Rental income year by year

Capital gains working

Profit if you sell in a different year

Year-by-year loan (the interest column is your Section 24 claim base)

Month-by-month schedule

2b · Initial payments

4 · Prepayments