PMAY Subsidy Calculator (PMAY-U 2.0 ISS)
Check eligibility and estimate the interest subsidy under PMAY-Urban 2.0 for your income, loan and house value.
Updated 30 September 2026 · 17 lenders trackedAbout this calculator
Under the Interest Subsidy Scheme of PMAY-U 2.0, EWS, LIG and MIG families buying or building their first pucca house get a 4% interest subsidy on the first ₹8 lakh of a home loan for up to 12 years, capped at ₹1.80 lakh and paid in five yearly instalments. The calculator checks the income, house-value and loan limits and estimates the subsidy’s present value.
PMAY Subsidy Calculator (PMAY-U 2.0 ISS)
Formula: Subsidy (NPV) = present value, at your loan rate, of the EMI difference on ₹8 lakh over 12 years between your rate and your rate minus 4% — capped at ₹1.50 lakh NPV.
Scheme parameters
| Feature | PMAY-U 2.0 ISS |
|---|---|
| Who qualifies | EWS (income up to ₹3 lakh), LIG (₹3 – 6 lakh), MIG (₹6 – 9 lakh); family must not own a pucca house anywhere in India |
| House value | Up to ₹35 lakh |
| Loan amount | Up to ₹25 lakh |
| Carpet area | Up to 120 sq m |
| Subsidy | 4% interest subsidy on the first ₹8 lakh of the loan, for tenure up to 12 years |
| Maximum subsidy | ₹1.80 lakh (net present value capped at ₹1.50 lakh) |
| How it is paid | 5 yearly instalments via DBT, credited by the lender against your principal |
| Conditions | Loan tenure over 5 years; loan must be active with more than 50% principal outstanding at each release; house geo-tagged |
| How to apply | PMAY-U 2.0 portal (pmaymis.gov.in) or through your bank / HFC (Primary Lending Institution) |
PMAY-U 2.0 was approved by the Union Cabinet on 9 Aug 2024 for 1 crore urban houses over 5 years. The older CLSS scheme under PMAY-U 1.0 is closed to new applicants.
Effect on your loan
- The subsidy is credited against principal, so your outstanding falls — the lender either reduces the EMI or the tenure.
- Only the first ₹8 lakh earns subsidy; the rest of the loan is at your normal rate.
- If the loan is closed, becomes NPA or principal falls below 50% before an instalment, later instalments may be forfeited.
Frequently asked questions
Is the ISS available on a ₹40 lakh house?
No. The house value must be up to ₹35 lakh and the loan up to ₹25 lakh.
Can I claim PMAY if I already got CLSS under PMAY 1.0?
No. A family that has already received central housing assistance is not eligible.
For information and comparison only. Loan terms, rates and rules change — confirm with the lender and read the Key Facts Statement before borrowing.