Will I Regret Borrowing My Home Equity to Pay Off My Home Loan?

Ans: Assessing the Decision to Prepay Home Loan with PF Amount
At 40, you are at a crucial phase of financial planning. Your choice to repay the home loan using your Provident Fund (PF) can have long-term effects on your financial future. Let’s analyze this decision from a 360-degree perspective.

Key Considerations for Prepayment
Before making any decision, consider the following factors. Each of these points will help you better understand if using the PF amount for prepayment is beneficial.

Interest Rates
Home loans generally carry an interest rate between 7-9%. PF accounts, on the other hand, earn interest at around 8-8.5%. Comparing these two rates is essential.

If your home loan interest is higher than the PF interest, prepaying could save you more.
But if the rates are close or the PF rate is higher, withdrawing from PF may not be the best option.
Opportunity Cost of PF Withdrawal
PF is a long-term savings tool, primarily for retirement. Withdrawing Rs 15 lacs today means you are losing the compounding benefit of that amount till retirement. Consider the long-term loss of growth in your PF savings.

Over 20 years, Rs 15 lacs in PF can grow significantly due to compounding.
Once withdrawn, this potential growth is lost.
Tax Benefits of Home Loan
Home loans offer tax deductions under Section 80C for the principal repayment and Section 24 for the interest paid.

Prepaying reduces the outstanding loan and, therefore, the interest paid.
However, this will also reduce the tax deductions you can claim, reducing the benefit.
Financial Cushion and Liquidity
PF serves as a retirement cushion. If you withdraw a large amount from it, you are reducing your safety net.

Evaluate if you have other savings or investments that can be liquidated in case of emergencies.
If the PF amount is your primary savings, keeping it intact could provide more security.
Current Loan Tenure
Since you started the loan last year, most of the EMIs currently go towards interest payments. Prepaying now could reduce this interest burden in the long run.

Early prepayment in a home loan can significantly cut down the overall interest paid.
The longer you wait, the less impactful prepayment becomes as you approach the end of the tenure.
Investment Alternatives
Rather than withdrawing PF to repay the loan, consider if you can increase investments elsewhere.

Actively managed mutual funds or other growth-oriented investments may provide better returns than the interest saved by prepaying the loan.
Regular funds with guidance from a Certified Financial Planner can offer growth that could outpace your home loan interest rate.
Factors in Favour of Prepayment
If the interest rate on your loan is significantly higher than the interest earned on PF.
If you prefer the psychological comfort of reducing your debt.
If you have additional financial security outside of your PF.
Factors Against Prepayment
If your PF is one of the primary sources of retirement income.
If your home loan interest rate is low and the tax benefits you are availing are significant.
If your PF amount could grow more over time compared to the interest saved by prepaying.
Balanced Approach
A balanced solution might be to prepay a partial amount while retaining some funds in your PF. This way, you reduce your loan burden without entirely sacrificing your long-term retirement savings.

You could also consider gradually increasing your EMI payments instead of a lump sum prepayment. This way, you reduce your debt without liquidating your retirement savings too early.
Final Insights
Always keep your future retirement in mind when making prepayment decisions.
Compare the growth potential of your PF with the interest savings from prepaying the loan.
Consider your liquidity, emergency fund, and long-term financial security.
Best Regards,
K. Ramalingam, MBA, CFP,

Chief Financial Planner,
www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment

Ans: Hello;

If you have been member of EPFO for 10 years or more you can do partial withdrawal from your EPF account towards repayment of loan.

You will require outstanding loan statement from the bank to process your request.

Best wishes;