For thousands of salaried individuals, a familiar dilemma emerges a few years after buying a home. On one hand lies the home loan statement, with its stubborn outstanding balance and monthly EMI. On the other sits the Employee Provident Fund (EPF) passbook, steadily growing with every contribution and annual interest credit. The question that naturally follows is simple but consequential: should you dip into your EPF savings to repay the home loan and become debt-free? (News18 Hindi)
At first glance, the idea appears appealing. Closing a home loan using EPF funds promises immediate relief from EMIs, emotional comfort and the satisfaction of owning a house outright. However, financial experts caution that what feels like a smart short-term move could quietly weaken long-term financial security. (News18 Hindi)
EPF is not just another savings account. It is a structured, compulsory retirement instrument designed to build wealth steadily over decades. Contributions made by employees and employers earn an annual interest of around 8.25%, compounded over time. Crucially, these returns are entirely tax-free, making EPF one of the most efficient long-term investment tools available to salaried individuals. (AI-Generated Image)
Home loans, in contrast, are structured liabilities that become easier to manage with time. As EMIs progress, the interest component gradually reduces while the principal repayment increases. Simultaneously, salaries typically rise with experience and inflation, reducing the relative burden of EMIs over the years. Under the old tax regime, borrowers also benefit from deductions on both principal and interest, though these benefits are absent under the new tax regime. (News18 Hindi)
The interest rate comparison often drives confusion. Home loan rates currently hover around 7-7.5%, slightly lower than EPF’s 8.25%. On the surface, the difference appears marginal. But the real distinction lies in taxation. For someone in the highest tax slab, an 8.25% tax-free EPF return is equivalent to earning nearly 11% from a taxable investment. Few instruments offer that level of safety and assured, post-tax returns. (News18 Hindi)
Consider a commonly cited scenario. A borrower has a home loan outstanding of Rs 20 lakh with ten years remaining, and an EPF balance of Rs 20 lakh earning 8.25% interest. If the entire EPF amount is withdrawn to close the loan, the borrower saves roughly Rs 9 lakh in interest payments over the remaining tenure. However, this comes at the cost of completely exhausting the retirement corpus. Rebuilding such a fund later, especially as expenses rise with age, can be challenging. (News18 Hindi)
If the EPF is left untouched instead, the same Rs 20 lakh can grow to more than Rs 44 lakh over 10 years, entirely tax-free. Even after accounting for the interest paid on the home loan, the individual ends up with a significantly stronger financial cushion for retirement. In essence, the compounding power of EPF outweighs the interest saved on early loan closure in most situations. (News18 Hindi)
There are, however, limited circumstances where using EPF for loan repayment may make sense. Individuals who are nearing retirement, have surplus EPF savings well beyond their projected needs, or face severe cash flow stress may consider partial or full withdrawal. Even then, experts recommend caution and detailed financial planning before taking such a step. (News18 Hindi)