Last Updated: June 2026 — FY 2025-26 (AY 2026-27)
Income from house property is the second most common source of taxable income in India. Here’s how it is taxed and what deductions you can claim for FY 2025-26.
How is House Property Income Calculated?
| Step | Calculation |
|---|---|
| Gross Annual Value (GAV) | Higher of actual rent received or expected rent |
| Less: Municipal Taxes Paid | Actual taxes paid to local authority |
| Net Annual Value (NAV) | GAV – Municipal Taxes |
| Less: Standard Deduction (Sec 24a) | 30% of NAV (flat deduction) |
| Less: Home Loan Interest (Sec 24b) | Up to Rs. 2,00,000 (self-occupied) / Actual (let-out) |
| Income from House Property | NAV – Standard Deduction – Interest |
Self-Occupied Property Rules
- Annual value is taken as Nil for self-occupied property
- You can still deduct home loan interest up to Rs. 2,00,000 under Section 24(b)
- If you have 2+ properties, only one can be self-occupied; the rest are treated as deemed let-out
- Section 24(b) interest deduction is available under Old Tax Regime only
Let-Out Property Rules
- Full actual rent received is the Gross Annual Value
- 30% standard deduction on NAV allowed
- Full home loan interest is deductible (no Rs. 2 lakh cap for let-out properties)
- If income is negative (loss), up to Rs. 2 lakh can be set off against other income in the same year
- Unabsorbed loss can be carried forward for 8 years
First-Time Home Buyer – Section 80EEA
Section 80EEA provided an additional Rs. 1.5 lakh deduction on home loan interest for affordable housing loans sanctioned between 1 April 2019 and 31 March 2022. This benefit has now lapsed and is not available for new loans in FY 2025-26.
Non-resident? See our complete NRI income tax return filing guide (FY 2025-26) – residential status, TDS refunds, NRE vs NRO and DTAA relief.
I have two houses one is self occupied second one is rented out shall i claim income tax rebate on both houses home loans ?
Yes, you can claim tax benefit for both the property.
Can i claim Interest on house property as loss for two house properties which are actually let out ( one in Andhra and the other in Karnataka)
yes you can claim interest for both house properties
Do i get tax benefits if i have taken loan for a plot for building a home for me….
In order to take benefit on interest on plot, you must complete the construction on plot and take possession certificate.
While spouses can claim exemption of Interest on Housing loan. Is a similar exemption available to other family members?
My mother and I have
a. Property should be r registered in both the names
b. Housing loan taken in both the names.
Can we both avail exemption on Interest and Principal repayment?
I am taking home loan and buying my first home. If I show this home on rent, then can I claim exemption on total interest paid (instead of 1,50,000 limit)?
Or this facility is applied only from the second home. ?
If you rent out the property, then there is no limit on housing loan interest.
I have taken a housing loan for underconstruction property in chandigarh. I am paying an pre emi of Rs 17000 every month and possession will be given in 2015. thereafter will the EMI start. Can I get rebate on Pre EMI which I am paying now, if so pls tell me the details, if not then when.
Interest paid during pre-construction period, is not allowed during the construction period. You can however take benefit after you get the possession after you get the possession of the property. This benefit you can take in 5 equal installments.
Sir, I have taken Home Loan to purchase flat in Pune in Aug 2011 (FY 2011-12). I got possession in Feb 2014 (FY 2013-14). Bank provided Interest certificate for FY 2011-12 (as Pre-EMI), FY 2012-13 (as Pre-EMI) and FY 2013-14 (as EMI). Please guide me 1) How will I calculate I-T rebate of interest duduction after possesion for FY 2013-14? 2) As my flat was in possession in Feb 2014, shall I take into consideration of Pre-constrution EMI interest (i.e. aggregate of from Aril 2013 to Jan 2014 for current FY 2013-14 and previous two years) or Pre-EMI as stated by bank ? 3) I am staying in Mumbai in a rented flat. I plan to give flat in Pune immediately on rent from March 2014. My interest for the current FY exceeds 2.3 lakh, can I claim full deduction of interest from rental income as I am givng flat on rent ? or only 1.5 Lakh ? If I’m gonna claim unlimited interest for FY 2013-14, Is it correct that income from property will be only for 1 or 2 months (i.e. Feb and March 2014) rental value (for let out property) since I got possession in the month of Feb. 2014? Please help. Thanks for valuable guidance in advance.
hey shrikant,
Mine is similar case like yours…
Can you please guide me, steps you taken last year or this year to claim tax benefit appropriately,
regards,
jayJ
I have a LAP on my name and my father is the co-applicant, however the property is registered on my father’s name. Can i still claim the income tax benefit? EMI is being deducted from my savings account.
Income tax benefit can be taken only if you are owner of the property. In your case, since your father is owner, you cannot take interest benefit on this LAP(Loan against property)
We bought house from builder & taken home loan from bank. We did not opt for Moratorium period & from the beginning we have started our EMI. Home is in construction phase & we will get it after 2 years. Can we not claim for the IT benefit?
Interest Paid by you during construction period is called as pre-construction interest. You can take benefit only after you get possession of house property. After getting possession, you can claim benefit for next 5 years in 5 equal installments.
This means that the same amount of interest totalled up is divided by 5 and paid back across the coming 5 yrs of possession. This also means that the time value of money is not taken into consideration while payback where the same interest monies would have grown by a certain %.
Jyothi, you are right
EMI paid till possession contains principal amount also. Can we claim deduction on principal amount also, once possession is received?
Saurabh, That is not possible.
Can i claim the interest components as my tax deduction , if I not taken the possession.
You can only take home loan interest benefit if you have taken possession of the property
My EMI is Rs.26000/- per month. I did not got the possession of the flat. Can I get the exemption on the principal amount which might be around 5000/- per month? If yes, what document I need to show? Thanks a lot !!!
For under Construction property, you can not get any income tax benefit. You can get Income tax benefit for both interest and principal repayment, only after possession of the house property.
Thanks Income Tax Buddy :)
Hi
I have taken a house loan and my wife is co-applicant of the loan
Property is registered in both of our name
Can we both avail income tax deduction
if yes how much i and my wife can declare
As per rule for intrest component its 1.5 lac
can we declare 1.5 lac for both of us (i am paying 3.5 as interest) or its just 75 thousand each
Since both of you are co-applicant and owner of house, Both of you can take benefit of Rs 1.5 lac each.
Can the pre-emi interest claimed after possession (in equal amount in 5 years) be above the cut-off limit of Rs.150000.?
ie; If I my pre-emi(interest)/5 comes to about say 25,000 and my EMI interest (after possession) is 150000, can i claim a total of Rs.175000 ?
Hi David, There is cut off limit for self occupied home of Rs 1.5 lacs
Can I claim the municipal taxes paid on the property that I rented as a deduction in addition to claiming 30% as deduction for repairs, maintenance, etc.?
Sandesh, You can claim municipal taxes paid on your property
Hi,
I have a self occupied property on which we dont have any loan. Now we want to buy a second house, which we are planning to give on rent , but at the same time we both (me and my spouse) want to avail tax benefit. In this case would there be any limit on interest to avail tax benefit also could u pls let us know how both of us can avail maximum tax benefits?
Anu,for your second house both of you will get Income tax benefit. Please make sure that both of your names are included in property papers, Loan Agreement and both of you make make payments for downpayments , EMI in ratio you decide among yourself.
Can we avail the tax benefit on the entire interest which we are paying p.a. (as second home is considered as Let out property?)
I have a flat in Bangalore (home loan currently exists) which is occupied by my parents and currently I am staying in rented flat in Mumbai.
Can I claim both HRA benefits as well as home loan benefits (Interest + Principle)? How?
My wife was working earlier and was claiming Tax rebate against the Home loan repayment for a house which is registered in her name. Now, she has left the job and has no income to claim for Home loan tax rebate. The pre-payments are now made by me by transferring funds to her account, So can I claim the tax rebate henceforth, by any means?
I would like to add further that I am not even the co-applicant for the home loan, as this was an unforeseen condition for us.
Dhiraj, you will not be able to claim tax benefit for loan payments as you are not the co-applicant.
Sir,
I am a U.P. state govt servant and residing in a government staff quarter in Lucknow. In this financial year I’ve taken a home loan to purchase a house in Lucknow. I’ve paid around Rs. 1,75,000/- as interest and Rs. 25,000/- as principal amount towards loan in the financial year 2012-2013. When I was consulted the staff who takes care of Income Tax issues, said that you can not avail this for tax exemption as you are staying in the government staff quarter and also you are not occupied in your new house. Currently my new house is vacant and I am planning to move in a few months. As I am residing in a government staff quarter, I am not receiving HRA. Please advice me how can I avail the tax deductions u/s 24 for EMI interest and u/s 80 for EMI principal.
Deepak, If you have got the possession, then show that you have given the property on rent and claim full benefit for interest and principal repayment.
Sir,
My wife and sister are co-owners for a site. Now we have started house construction without loan. Both my sister and my wife are house wife and does not have any income. Now we are planning to take loan and me being co-applicant for loan along with my wife but i am not a co-owner of the property. Will I be able to claim tax benefits for loan interest?
Please advice.
You can take loan interest benefit only if you are co-owner of property.
I enquired in SBM and they told, if i am co-applicant, then i can avail tax benefit even if i am not a co-owner. Is it true?
I plan to avail a home loan from SBI for purchasing a plot and construction of a house in it. Will I get IT rebate for the interest for the whole amount upto 1.5 L or above as the case may be
If you occupy this house for self use then you will get 1.5 lacs as deduction. If you rent-out this property then you will get full benefit for interest on housing loan paid.
Property and home loan is in my wife’s name,she is not working, I am making the payment form our joint account , she is not working, Can i get the can i claim the tax benefit?
Since property is in wife’s name, you can not take home loan benefit in income tax.
I have a housing loan of 25 lacs taken last year, the same is having 3 coborrowers, me, my dad & my mom. Housing Loan EMI is paid by only me from my sallary account, but the property is on the name of my dad & my mom, My question is-
1. Can i claim the interest under my ITR.
2. If i can Claim, upto what interest is aplicable as it’s just the start of loan & i am paying of about 2.5 lacs of interest.
Yes you can claim the whole interest amount for loan. To minimise the income tax liablity, make sure that highest tax payer takes maximum home loan benefit.
Hi, I have only one hp (house property) in my name which is in Mumbai against which I have a home loan. I am staying in rental house in Pune due to employment. I am claiming HRA as well as 150K deduction as Interest on housing loan.
If in FY 12-13 this property was vacant and hence was SOP (Self occupied Property),Now in FY 13-14 I have actually let out this property and want to claim loss in house property (as my home loan interest is much higher, even higher than 150K cap) which I can set off against my salary income calculated as per section 24.
Now my questions are;
1) Is this permissible as per Income Tax Act?
2) Can I show the same property as SOP in one year and LOP in another year. Also pls let me know if in next year it is not let out then will it be considered as LOP or SOP, Can I change the status of house property as per let out or not?
Yes, it is permissible under income tax act. There is no restriction, status of house property can change on year to year basis
hello chandresh,
Mine is similar condition, need guidance from your end on how to show the income/loss in such case…
regards,
Jayj
thanks a lot for confirmation….!!!!
Can i claim tax benefit for the interest on bank loan paid by mother from my salary and the property is in the name of my mother?
I am a first time buyer, planning to buy 2 houses/flats of 20 lakh each. currently working in a different city and claiming HRA. can i claim tax benifit on interest & principal paid for both the properties upto tax limit allowed.
Yes you can claim both HRA and Income tax benefit on housing loan
I am co-borrower of home loan taken by my father. The propery is on my father’s name.
The primeum and interest amount is debited from my bank account.
So in this case, Can i eligible for tax deduction ?
You have to be co-owner of the property in order to be eligible for income tax benefit
sir,
i have taken a home loan with wife as co-owner as well as co-borrower. can i claim whole tax benefit only to me on interest paid simultaneously distributing rental income with wife. i am paying full EMI from my salary account.
Since you are co-owner and co -borrower, take loan benefit in income tax return according to ratio of ownership
is it compulsory that deduction of interest on loan should be according to ratio of ownership? is there no option where only one owner can claim whole benefit?
I have a home at my native place where i am paying 5 lacs as interest and 1 lakh as principal. This property is let out for 1.2 lacs for an year.
I am in a different city for employment sake.
I can claim both HRA and Home Loan principal and interest.
Can i claim the complete intrest after rent received which is 3.8 (5-1.2) lacs as tax exempt
Thanks
RRao, You can claim both HRA and Housing loan principal and interest
hello,
I am filing my tax online. I want to loss of interest from home loan and principal amount as my employer didnt consider the above.I want to confirm two things
1. I am using itr2 to file my returns since i need to file for home loan too but i have no capital gains to file.
2. Along with the acknowledgement i will need to send the form 16 and certificate of emi and index 2 copy for principal amount. is that correct ?
No form 16 or EMI certificate is required to bbe send along with ITR-V to CPC banglore
I have sold a property in my hometown and have received the amount in my bank ( Sep 12)..but we did not have any sale registration and only on a sheet of paper and agreement was drawn to show that I have sold the said property . What is that legal process to get it registered we are now in July13 should I show the house sold in Last Fy or should get it registered and show in this FY for my Income tax purposed
Please show the capital gain in last year
I didn’t claim interest on pre construction period for 4 years. can i claim in a single shot this year?
Interest on pre construction period can be taken in 5 equal installments only.
I need your advice on the following scenario.
I have a flat in Bangalore with a join ownership with my wife. I am also co-borrower. The flat is on rent.
We used to share the EMI and tax benefits earlier. She is not working from last one year and I am the only one paying EMIs.
I think she will not be able to claim any benefits as there is no income. Can I claim the 100% interest and principal as I have paid the EMIs? What should be done with the rent? Should we distribute as income or should I show 100%?
Appreciate your advice on this.
sir/ madam
please tell me,” am i eligible to take tax benefit for home loan for construction on my father’s name property and loan is given on basis of my salary and my father does not take any tax benefit. loan is being paid by me.”.
You have to be co-owner i the property to get income tax benefit for housing loa
I am living at Faridbabad Haryana , and booked a flat in 2009 and apply for loan last year and paying EMI for this But stil the house is not delivered and I am livning in rented house here,
I have another house in jointly with my wife at Mathura UP, About 150 kms from my current location , for that also I have taken loan , I want to take the tax benefit for all three situation i.e home loan benefit & rent given , Please advice
You can claim HRA for house in faridabad and Housing loan benefit in Mathura. However for under construction house you can claim tax benefit only after possession.
I am raj. gov. employee.I am receiving HRA @10% of basic salary because I am residing in a rented house.I have a home loan and pay ing interest and pricipal amount.In my house my parents resides from 2010 till now.my question is Can i get the benefit of HRA as well as interest and principal amount in income tax.
I have a flat A in Navimumbai worth 35 lacs (with loan of 10 lacs ) and have purchased another flat B in Thane (with loan of 75 lacs ). Both properties are in ready possession. Since i have my office in mumbai. Can i claim HRA, show the 1st and 2nd property let out ?
Also since i would be eligible for incometax rebate of 1 lacs towards principal and 1.5 lacs towards interest towards Flat A . Would like to know if i can claim the additional interest born on Flat B which would comparatively be high approx (5-7 lacs per annum). Is there any limit on the interest to be claimed on FLat B
We have taken the home loan, owner is my father and ECS deductions are from my salary account.
My father is Applicant and my self as Co-Applicant.
Can I get the claim on income tax.
Since you are not owner of the house, you will not get income tax benefit for housing loan
Hi,
This is not directly tax related. I could not find any explicit info on this on the net and hence posting this query.
Does one have to seek permission from the bank which has provided for the home loan, before renting out a house? I am an Indian national and am aware of the restrictions on NRI s letting property out – do not wish the two to be confused.
Please advise?
You dot need bank permission for letting out the house property
Dear Sir,
I’ve taken loan in 3 installments in april 2007, may 2008, feb 2009. Now house construction completed on 12-04-2013. I
This house is self occupied by me. This is my only house.
As there is a condition for completion of construction within 3 years from the end of financial year in which money is borrowed, Whether I’ll get deduction of Rs. 150000?
What’s the procedure to exempt tax benefit when both I and my wife are co owners of the house. Do we need to submit any document ,if yes to whom.
Hello,
I had purchased a property in 2011 November through Home Loan.
I had taken loan for a flat in another under construction building.
For the second home loan, I have to repay my first loan completely.
I had taken the home loan tax benifits in last three years of home loan.
As I had repaid the first home loan before 5 years, Do I need to return the deductions taken in last three years?
Is there any Income Tax rule to keep paying the home loan for atleast 5 years in order to get tax exemption?
pls guide
I have purchased a plot (but did not constructed a house) in 2009 and now in 2014 i purchased a flat on loan, can i claim income tax rebate on home loan.
I have 2 flats in Mumbai that i have purchased on loan and given out on rent. As both are far from my office i have taken a flat on lease closer to my office. Can i
– Claim Loss on Housing income with the Interest paid for both the houses
– Also parallelly claim HRA Tax benefit for the flat i have taken on lease.
If your Own house (let our property) and leased house in the same city, then you can avail either Loan interest and Principle OR HRA from IT exemption.
Hello sir,
i am from gujarat.
i have a small house,if i sell my house in 5 lakhs.
should i have to pay tax ? how much?
I have booked a flat and the construction of it is yet to complete. I got a home loan and started paying EMI from Oct 2011. As per section 24 of Income tax, I can only avail tax benefit on interest paid only if the construction is completed within 3 yrs of load borrowed. As you could see, I will be crossing this time period this March.
So my question is –
1. If I register my property next year .e. after 3 yrs of barrowing money, will I not be able to claim tax benefit under Section 24? If so, is it only applicable for next financial year or throughout the tenure of loan repayment
2. I am paying full EMI since Oct 2011. Will I be able to claim tax benefit on the interest & principal I paid before registration.
Your help would be greatly appreciated.
Excellent and informative post. Thanks.
1. I Purchased house in my name and my wife, this house located in different city than where i am located now. I purchased this house for my parents and not for giving Rent to anyone & Also i will not get any rent from them. So, How can get the exemption from the “RENT income for house property”?
For taking benefit of housing loan interest, you can show it as let out and take notional rent for the property.
bought a house in 2011 for 37lakhs but have to sell it for a loss of 50000, under 36 months…. and didnt buy another property.. how much tax should i had to pay.. does it comes in capital gain
Since holding period is less than 36 months, it will be considered as short term capital loss.
actually sir ito is asking me for capital gain tax… he is saying that u have not invested the money in another property in a year time so u have to pay capital gain tax and he is considering the whole 37 lakhs as capital gain and asking for 15 lakh tax …. he has been sending notices to me all over last year but this time he is saying that he will send notice regarding this…. have consulted 2 cas both said that he is right i had to invest in a property in a year time frame.. but i askd them that i had had to sell the the house in loss due to some problem how can a loss be treated as capital gain,,i m so much confused and right now i dont have money .. invested in stock market and lost….. plz guide me.. and which IT act section should I look for my reference… thank you for reply
If I sell my house in India and buy a property in UK , when I work , can I get exemption from long term capital gains tax?
Pawan, You can save tax on long term capital gain, if property is purchased in India, You will not get tax benefit, if property is purchased in UK.
i had a LTCG of 26lacs after selling the old house and in the same fy i have purchased new house (self occupied) of around 39lacs. Am I liable to income tax ? Also how can I declare both sell and purchase of property while filing ITR?
Yes, You are required to file Income tax return . You need to use ITR 2 for filing tax return for capital gain. We can also assist in filing tax return.
i have taken a home renovation loan with my father as co-borrower , and property is registered with father name. Can i avail tax deduction
No Tax benefit available if you are not owner of the home