Construction Linked Plan vs Down Payment Plan – Which payment plan to take
While purchasing a house, many people get confused which payment plan to consider - Down Payment or Construction Linked. Down Payment Plan certainly looks cheaper as most builders offer discount on the BSP (Basic Sale Price). DP price is usually 5% to 15% less than that is offered in CLP. These plans are available only for flats which are under construction and for ready to move in flats, only down payment plan is available as construction is already done. People prefer to buy under construction flats as they are available at cheaper rates in comparison to ready-to-move (RTM) flats.
Suppose, in an area where the RTM flat costs Rs 50 lacs ($100,000), you will find the under construction flat in around Rs 35 lacs ($70,000). So, those who cannot afford to purchase RTM flats, opt for the under construction flats as it easily fits in the budget. The only problem with these flats is that it takes around 3 years to get the possession of the house if there is no delay from the builder's end.
After finalizing the under construction flat, the confusion arises for which payment plan to choose. Builders want buyers to take down payment plan as they will get almost full payment upfront and for that they usually offer discount which reduces the cost of property by around 10%. This will make the cost of the property to Rs 45 lacs ($90,000) only.
People who opt for under construction flats usually take home loan as they cannot afford to pay the full price by themselves. Otherwise, they could have bought RTM flats to cut on the rent they might have been paying. But, if you can afford the full EMI of DP plan and are about to take a home loan for your dream home you need to do some calculations. Don't worry if you are not too good at calculations, check out the below example to get the idea which plan will be better for you.
CLP or Down Payment – Which plan is better?
If you will choose to take down payment plan then your loan EMIs will start from the 'day-1' while if you take the CLP route, your loan EMIs will start from the day you will receive the possession certificate. And till that time you will have to pay the interest for the loan amount disbursed to the builder by the bank. So, if it takes three years to complete the construction, you will pay the interest amount to the bank for these years and after that your actual EMIs will start. So, you will end up paying this extra interest amount to the bank if you opt for CLP.
Do not panic, there is some relief coming for you; just check these calculations before taking any decision.
Cost of House
INR 5,000,000 ($100,000)
INR 4,000,000 ($80,000)
INR 4,500,000 ($90,000)
INR 3,600,000 ($72,000)
Consider the rate of interest on loan as 10% and the loan tenure as 20 years.
EMI - DP Plan
EMI for Rs 3,600,000 loan would be Rs. 34,741 ($700) for 20 years.
EMI - CLP Plan
In CLP, payment to the builder is linked to construction of the house. So, there will be installments of around 10% amount almost every 6 months.
EMI Amount (Interest)
April '12 - Aug '12
INR 500,000 ($10,000)
September '12 - Jan '13
INR 1,000,000 ($20,000)
February 13 - Jun '13
INR 1,500,000 ($30,000)
July '13 - Nov '13
INR 2,000,000 ($40,000)
December '13 - Apr '14
INR 2,500,000 ($50,000)
May '14 - Sep '14
INR 3,000,000 ($60,000)
October '14 - Mar '15
INR 3,500,000 ($70,000)
From April 2015, your actual home loan EMIs will start as you may receive the certificate of possession by then. By paying only the interest amount till the possession, you would have paid Rs 612,497 ($12,250) and the total down payment EMI will be Rs 1,250,676 ($25,000); so overall you will be saving Rs 638,179 ($12,750). This is the amount that will be saved without calculating any interest earned on this amount. So, after calculating only 8% interest on this amount, it will be somewhere around Rs 735,000 ($14,700).
You can prepay this amount to reduce the loan amount.
So, the effective loan amount would be 4,000,000 - 735,000 = 3,265,000/-.
Now, the EMI for 20 years will be just Rs 31,508/- ($630).
Suppose, you opt to pay the same EMI that is for DP plan, i.e. 34,741 then your loan will end in 15 years and 5 months while the DP plan will continue for 17 years. So, overall you saved EMIs for 19 months, which is eqivalent to Rs 660,000/- ($13,000).
So, it is clear that even if you have the capacity to pay the DP EMIs then also it may not be beneficial to pay the EMIs and instead choose CLP plan and save money. If the builder is offering more than 15% discount on DP plans then only it may be beneficial to take the DP route otherwise choose construction linked payment plan. In case, you cannot afford to pay the hefty EMIs, there is obviously no reason to even think about the down payment plan. You also need to live and enjoy the present life and not simply think of future home.
If you are confused in between CLP and Flexi payment plan, check out the below link:
- Construction Linked Plan or Flexi Payment Plan
Builders are providing options to book flats even before construction and you do not have to pay the full amount upfront.
- Home Loan or Rented House
If you are planning to take a home loan, then better stop for a moment and think again and do some calculations. Now make your decision on whether to stay on rent or to buy own house.
Which Payment Plan do you think is better?See results without voting
More by this Author
Child labor is one of the sad issues and the biggest challenges that the whole world is facing, where a child is an earning machine working to satisfy the needs of his/her family.
Buying a plot of land requires more paperwork that buying a flat. So, there are lot of things to check out before buying a plot of land.
Banking over the internet has made the life easy for users by providing online access to various banking services.