A "low interest" loan shouldn't mean you have very little interest in paying it back!
  • Composite Loan

    For some of us, investing in real estate is often realized not necessarily by means of buying a ready to move in house. Due to multiple reasons such as restriction in budget, we prefer buying a plot of land usually in an upcoming locality with a purpose of constructing a house at a later time. Such situations can be challenging from a loan point of view. Since most of us rely upon a home loan to fulfill the purchase, it can be tricky if there is a substantial time gap between owning a plot and construction of a structure. In such situations, getting a housing loan can be a “Big Deal”.

    Well, there is a loan to your rescue known as the Composite Loan which offers to fund both aspects of your housing dream. Though not as popular and easily accessible in India, this type of loan offers financing upfront for buying a plot of land followed by a loan in a phased manner for construction of the house.

    How Does Composite Loan Work?

    It works akin to a standard home loan where financing is provided for plot plus construction. Here, the loan amount is not disbursed at one go but instead handed out in batches as and when the need arises. The first installment is disbursed to avail the plot as per the quantum of financing agreed upon followed by rest of the installments which are disbursed during various phases of construction.

    The best time to avail this loan is just after you choose a piece of land after which you can immediately approach the bank for a Composite Loan. For practical reasons, you can discuss the specifics such as the requirement for the loan with the bank at the earliest. The bank should also be aware of the real time costs involved in construction of the house. Generally, the construction should begin within a year of availing the loan since the clause mandates that the building should be completed within 2 years from the start date.

    Some banks may also offer financing for construction and land purchase as two separate products which may lead to unwanted hassles of paying two different loans. Instead, ask them for availability of a composite loan where you pay just one EMI under a single window. To ensure smooth and timely disbursals, the bank will monitor the construction by means of obtaining certificates attested by an architect/engineer.

    Loan Quantum:

    The loan quantum is dependent on multiple factors such as the eligibility and creditworthiness of the applicant and also the limitations in terms of product itself. The location of the property and reputation of the project will also have a say. Generally, the funding varies anywhere between 70-85% of the project costs.

    Tax Benefits:

    For availing tax benefits under prevailing sections of the Income Tax Act, the construction of the house should be completed within 3 years from the time of availing the loan for plot purchase and construction. The loan taken for building a structure should be for self-occupation.

    General Note:

    • The loan repayment tenure varies anywhere between 1 to 20 years depending on the lender in question. The retirement age of the borrower is also considered with a cap of around 60-65 years before which the loan should be realized.
    • The plot + construction loan is only available for purchase of land within the municipal limits. The plot should not be an agricultural land.
    • The interest rates are linked to the MCLR (Marginal Cost Based Lending Rate) and is mapped to the interest rate slabs for housing loan.
    • The rate of interest varies on the basis of the loan amount and/or tenure availed.
    • Processing fee varies between 1-2% of the disbursed loan amount where the fee is deducted from the loan proceeds.
    • The repayment mode offered is either via ECS (Electronic Clearing Service) or via PDC (Post-dated Cheques).
    • Prepayments are allowed during the repayment tenure for up to a certain extent during a specific period.
    • Documentation is in the form of providing KYC (Know Your Customer) documents, income proof documents, bank statements and paperwork relating to the plot and construction plan.

    Now that you’ve understood the benefits of a plot + construction loan or Composite Loan, make sure to explore this option to ensure the financing is done under one roof. Before choosing a specific lender, understand the terms and rates and choose the most feasible offer. You can look up for resources on this website for home loan products offered by banks and HFCs in India under the Home Loan section.

    Also use tools such as the Home Loan EMI Calculator to get a first hand view of the financials involved in the loan. 

    Display of any trademarks, tradenames, logos and other subject matters of intellectual property belong to their respective intellectual property owners. Display of such IP along with the related product information does not imply BankBazaar's partnership with the owner of the Intellectual Property or issuer/manufacturer of such products.

    Composite Loan Reviews

    • review Home Loan
      "Very Good Service"
      0.5 4.0/5 "Great!"
      I had taken my Home loan a long time back and the process in getting the loan has been pretty good. The loan amount has been sufficient and the interest rate which they offered has been nominal when compared with the market rate. Their customer support team has also been helpful during the process in getting the loan.
      Was this review helpful? 0
      , hyderabad
      Reviewed on Apr 23, 2019
    • LIC Housing Home Loan
      "Very good"
      0.5 4.0/5 "Great!"
      I have taken one home loan from lic housing finance last fouryears , and their allover service is good , my loan amount is 19L , and rate of interest is nominal , EMI amount is 19k , tenure is 15 years , I am satisfied with lic housing finance home loan ,
      Was this review helpful? 0
      , thane
      Reviewed on Apr 23, 2019
    • Indiabulls Home Loan
      "Very Good choice for housing loan"
      0.5 5.0/5 "Blown Away!"
      I do have housing loan with India bulls, the interest is normal. I took the loan amount of Rs. 25 lakhs now I need to pay only Rs. 2.5 lakhs. They quoted me the interest around 8.99% now they revised to 9.5%, I done lots of part payment without any charges. They are very helpful and supportive on the queries handling.
      Was this review helpful? 0
      , hyderabad
      Reviewed on Apr 23, 2019
    • ICICI Bank Home Loan
      "Excellent Service"
      0.5 5.0/5 "Blown Away!"
      I had taken a HOME LOAN from ICICI BANK a long time back and the experience i had has been quite good. The loan amount has been sufficient and the interest rate with them had been less when compared with the other banks. There was no additional charges made by them. The customer support team of them had been very much approachable.
      Was this review helpful? 0
      , noida
      Reviewed on Apr 23, 2019
    • ICICI Bank Home Loan
      "Need transparency"
      0.5 3.5/5 "Pretty good"
      I found the interest rate is bit higher in ICICI compared to other banks, where it was 8.75% but have been charged 9%. Am still paying the premium for home loan and it was taken before 2 years. The total tenure is 20 years. My experience was good just documentation took lit longer. At the time of registration process, they failed to provide one document. There was a processing fee but they informed it will be waived off during the loan process and it does not happen.
      Was this review helpful? 0
      , bangalore
      Reviewed on Apr 23, 2019
    • Punjab National Bank Home Loan
      "BETTER"
      0.5 3.5/5 "Pretty good"
      PNB HOUSING FINANCE LIMITED is the finance limited where i have applied for the housing loan, the application process was not much user friendly but they have provided with nominal rate of interest added on that the loan amount is good. The service is good.
      Was this review helpful? 0
      , hyderabad
      Reviewed on Apr 23, 2019
    • Canara Bank Home Loan
      "gOOD SERVICE"
      0.5 5.0/5 "Blown Away!"
      I took a housing loan from the CANARA BANK .The interest rate was nominal.There are no additional charges such as part payment charges. Overall it has been a really good experience. I got the loan amount sufficient and even the tenure period was fair enough .
      Was this review helpful? 0
      , mumbai
      Reviewed on Apr 22, 2019
    • IIFL Home Loan
      "Very faster response"
      0.5 5.0/5 "Blown Away!"
      When I am looking for housing loan, IIFL immediately responded to my request . I got a very good customer response for verifying my documents . They processed the loan within one month of time . They sanctioned the loan with the average interest rate for next twenty years .
      Was this review helpful? 0
      , new delhi
      Reviewed on Apr 22, 2019
    • LIC Housing Home Loan
      "Average service"
      0.5 3.0/5 "Satisfactory"
      Previously i applied for my housing loan with LIC HOUSING FINANCE , but i felt the rate of interest they are charging too high comparing to other bank, the loan amount was sufficient it was on my requirement i got loan. Even i am not happy with their service.
      Was this review helpful? 0
      , hyderabad
      Reviewed on Apr 22, 2019
    • HDFC Limited Home Loan
      "Excellent service"
      0.5 5.0/5 "Blown Away!"
      I have done balance transfer from other bank to HDFC limited, i have taken home loan with them recently, the reason for doing balance transfer because of the less rate of interest they are charging, they have charged me up to 9.2% previously was 8.5% it is not fixed, Still this loan is running.
      Was this review helpful? 0
      , hyderabad
      Reviewed on Apr 22, 2019
    • Canara Bank Home Loan
      "GOOD"
      0.5 4.5/5 "Excellent!"
      I have applied for the housing loan with the CANARA BANK the documentation process was simple and i got the loan on time with hassle free process. They have given the satisfactory loan amount added on that the rate of interest was 8.8% and using from last 2014.
      Was this review helpful? 0
      , hyderabad
      Reviewed on Apr 22, 2019
    • DHFL Home Loan
      "Not satifactory service"
      0.5 1.0/5 "Really Bad"
      I got home loan with DHFL FINANCIAL INSTITUTION . I am not happy with the services even the customer service response is not so good . The loan amount which they gave was good but they charge very high rate of interest . Overall it is fine experience .
      Was this review helpful? 0
      , mumbai
      Reviewed on Apr 22, 2019
    • IDBI Home Loan
      "GOOD"
      0.5 5.0/5 "Blown Away!"
      I have applied for the housing loan with the IDBI BANK the documentation process was quick and done on time. They have given the good loan amount the rate of interest was 8.7% which was a fixed. There was a processing fee, the duration for repaying is for 15 years.
      Was this review helpful? 0
      , chennai
      Reviewed on Apr 22, 2019
    • LIC Housing Home Loan
      "Should be transparent and prompt"
      0.5 1.0/5 "Really Bad"
      I have housing loan from LIC, the interest is high. My property located in lucknow but I am staying in mumbai hence for the balance transfer its very difficult they need lots of loan documents. Without proper notification they increased the interest but for the reduction they have lots of procedure and I need to pay Rs.1000.
      Was this review helpful? 1
      , mumbai
      Reviewed on Apr 22, 2019
    • HDFC Limited Home Loan
      "Excellent"
      0.5 5.0/5 "Blown Away!"
      I took one home loan from HDFC LTD , and their allover service is good , my loan amount is 30L but this time only disbursement amount is 3L and rate of interest is 8.95% IS nominal , and EMI is 3400K rest amount after some days I take it , I am satisfied with all thing their service.
      Was this review helpful? 0
      , kolkata
      Reviewed on Apr 22, 2019
    • ICICI Bank Home Loan
      "Good service"
      0.5 5.0/5 "Blown Away!"
      I have taken home loan through ICICI BANK . This is one of the good experience i had and would suggest everyone to go for it if you are looking for any Home loan., because they have the reasonable interest rate. When i had gone to apply home loan they sanctioned the amount in just few days .
      Was this review helpful? 0
      , hyderabad
      Reviewed on Apr 21, 2019
    • HDFC Limited Home Loan
      "Very Good Service"
      0.5 4.0/5 "Great!"
      I had taken a Home Loan from HDFC LTD a long time back where the process in getting the loan was good and the disbursement was on time. The interest rate and charges which they had made has been nominal and there has not been any sort of extra charges which they had made and the loan is still running.
      Was this review helpful? 0
      , new delhi
      Reviewed on Apr 21, 2019
    • LIC Housing Home Loan
      "Good service"
      0.5 5.0/5 "Blown Away!"
      LIC HOUSING FINANCE has also offered me a home loan. The process was quick and I got the loan on time. The rate of interest is and there were processing charges as well both are very nominal compare to others in the market . The tenure period is 10 year and it is sufficient .
      Was this review helpful? 0
      , vadodara
      Reviewed on Apr 21, 2019
    • review Home Loan
      "Average service"
      0.5 3.0/5 "Satisfactory"
      I have SHAMRAO BANK i have took home loan from this bank . Their service is better, Overall the whole loan process was easy and hassle free. Only the rate of interest were high with this bank. The processing fee is nominal with this bank . And the loan amount is not satisfactory .
      Was this review helpful? 0
      , pune
      Reviewed on Apr 21, 2019
    • HDFC Limited Home Loan
      "GOOD"
      0.5 5.0/5 "Blown Away!"
      HDFC LIMITED is the bank where i have taken the housing loan the loan amount they have offered was good and satisfactory added on that the documentation process was simple and pretty simple documents. I got the loan within one day, the rate of interest was nominal.
      Was this review helpful? 1
      , bangalore
      Reviewed on Apr 20, 2019
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