Sarkari Yojana Guide 2026
PM Awas Yojana Subsidy 2026 — How Much Subsidy You Get, City-Wise & Category-Wise Complete Guide
EWS · LIG · MIG-I · MIG-II
Urban & Rural Both Covered
All City Tiers Explained
Interest Subsidy via CLSS
2.67 Lakh
Max Subsidy (EWS/LIG)
6.5%
Max Interest Subsidy (EWS)
4
Income Categories
3
City Tier Categories
What is PM Awas Yojana and How Does the Subsidy Work?
Pradhan Mantri Awas Yojana (PMAY) is the Government of India’s flagship housing scheme with the mission of ensuring “Housing for All” by providing affordable homes to economically weaker sections and middle-income families across India. The scheme operates in two verticals — PMAY-Urban (PMAY-U) for city residents and PMAY-Gramin (PMAY-G) for rural beneficiaries.
The most significant financial benefit under PMAY-Urban is the Credit Linked Subsidy Scheme (CLSS) — a system where the government provides an upfront interest subsidy on your home loan. Instead of reducing your loan amount directly, the subsidy is calculated on the interest you would pay over the loan tenure, converted to a present value, and credited directly to your loan account — effectively reducing your EMI significantly from Day 1.
The exact subsidy amount you receive depends on three key factors: your income category, the city or town where you are buying or building, and the loan amount. This guide explains every combination in detail so you can calculate exactly what you will receive before applying.
Key Distinction: The PMAY subsidy is an interest subsidy — not a direct cash transfer. The Net Present Value (NPV) of the total interest saved over your loan tenure is calculated and deposited as a lump sum into your home loan account, reducing your outstanding principal. This is why the subsidy amount shows as a large number (like Rs. 2.67 lakh) even though no cash comes directly to you.
Income Categories — Which Group Do You Belong To?
PMAY divides all beneficiaries into four income groups. Your category determines your subsidy rate, the eligible loan amount for subsidy, and the maximum carpet area of the house you can buy or build under the scheme. Identify your category first — everything else follows from here.
Economically Weaker Section
EWS
Annual Household Income: Up to Rs. 3 Lakh
Interest Subsidy Rate6.5% per annum
Max Loan for SubsidyRs. 6 Lakh
Max Subsidy (NPV)Rs. 2,67,280
Max Carpet Area30 sq. metres
Loan Tenure (for subsidy)20 years
Low Income Group
LIG
Annual Household Income: Rs. 3 Lakh – Rs. 6 Lakh
Interest Subsidy Rate6.5% per annum
Max Loan for SubsidyRs. 6 Lakh
Max Subsidy (NPV)Rs. 2,67,280
Max Carpet Area60 sq. metres
Loan Tenure (for subsidy)20 years
Middle Income Group I
MIG-I
Annual Household Income: Rs. 6 Lakh – Rs. 12 Lakh
Interest Subsidy Rate4% per annum
Max Loan for SubsidyRs. 9 Lakh
Max Subsidy (NPV)Rs. 2,35,068
Max Carpet Area120 sq. metres
Loan Tenure (for subsidy)20 years
Middle Income Group II
MIG-II
Annual Household Income: Rs. 12 Lakh – Rs. 18 Lakh
Interest Subsidy Rate3% per annum
Max Loan for SubsidyRs. 12 Lakh
Max Subsidy (NPV)Rs. 2,30,156
Max Carpet Area150 sq. metres
Loan Tenure (for subsidy)20 years
Important: The subsidy applies only on the eligible loan portion — not your entire home loan. For example, if you are MIG-I and take a loan of Rs. 25 lakh, the 4% subsidy applies only to Rs. 9 lakh. The remaining Rs. 16 lakh is charged at the normal market interest rate by your bank.
City-Wise Classification — Which Tier Is Your City In?
Under PMAY-Urban, cities and towns are classified into three tiers based on population. Your city’s tier determines the additional Central Assistance (direct grant) that is provided on top of the CLSS interest subsidy for EWS/LIG beneficiaries. Note that MIG-I and MIG-II beneficiaries receive only interest subsidy — not direct central assistance based on city tier.
Tier 1 Cities
Population Above 10 Lakh
Mumbai, Delhi, Bengaluru, Chennai, Hyderabad, Kolkata, Ahmedabad, Pune, Surat, Jaipur, Lucknow, Kanpur, Nagpur, Indore, Bhopal, Patna, Vadodara and other million-plus cities
Tier 2 Cities
Population 1 Lakh – 10 Lakh
Agra, Varanasi, Meerut, Allahabad, Ghaziabad, Faridabad, Rajkot, Coimbatore, Madurai, Jodhpur, Guwahati, Ranchi, Raipur, Amritsar, Ludhiana and other medium cities
Tier 3 / Other Towns
Population Below 1 Lakh
Small towns, municipal areas, notified planning areas, census towns, and peri-urban areas that fall within the urban definition but have smaller populations
Central Assistance for EWS/LIG — City-Wise Amount
For EWS and LIG beneficiaries, in addition to the CLSS interest subsidy, the government provides a direct Central Assistance grant that varies by the type of project component and city tier. This applies under the “In-Situ Slum Redevelopment” and “Affordable Housing in Partnership” sub-components of PMAY-U.
| Component | City Tier | Central Assistance per Unit (EWS) | State / ULB Share |
|---|---|---|---|
| Beneficiary-Led Construction (BLC) | Tier 1 Cities | Rs. 1,50,000 | Rs. 1,00,000 (min. recommended) |
| Tier 2 Cities | Rs. 1,50,000 | Rs. 1,00,000 (min. recommended) | |
| Tier 3 / NE / Hilly States | Rs. 1,50,000 | Rs. 50,000 (min. recommended) | |
| Affordable Housing in Partnership (AHP) | All Cities | Rs. 1,50,000 per EWS unit | As per state policy |
| NE / Hilly States | Rs. 1,50,000 per EWS unit | Reduced state share | |
| In-Situ Slum Redevelopment (ISSR) | All Cities | Rs. 1,00,000 per family | Developer cross-subsidises |
Note on State Contribution: Many states top up the Central Assistance with their own grants. For example, states like Maharashtra, Gujarat, and Tamil Nadu add Rs. 1 lakh or more of state assistance on top of the central grant — making the total direct subsidy significantly higher for beneficiaries in those states. Check your state’s PMAY notification for the combined amount.
Detailed Subsidy Breakdown — Category by Category
Here is the complete, category-wise subsidy breakdown under the Credit Linked Subsidy Scheme (CLSS) — the primary financial benefit mechanism of PMAY-Urban for all four income groups:
EWS — Economically Weaker Section
Annual Income: Up to Rs. 3 Lakh
Max Subsidy Benefit
Rs. 2,67,280
Subsidy Rate
6.5% p.a.
Eligible Loan Amount
Rs. 6 Lakh
Max Tenure
20 Years
Max Carpet Area
30 sq.m.
Women Ownership
Mandatory
Discount Rate (NPV)
9% p.a.
How to read this: If you are EWS and take a loan of Rs. 6 lakh at market rate (say 9%), the government pays back the difference between 9% and 2.5% (i.e., 6.5%) for 20 years. The NPV of this saving = Rs. 2,67,280 — which is credited to your loan account upfront. Your effective loan balance reduces by this amount immediately, making your EMI significantly lower.
LIG — Low Income Group
Annual Income: Rs. 3 Lakh – Rs. 6 Lakh
Max Subsidy Benefit
Rs. 2,67,280
Subsidy Rate
6.5% p.a.
Eligible Loan Amount
Rs. 6 Lakh
Max Tenure
20 Years
Max Carpet Area
60 sq.m.
Women Ownership
Mandatory
Discount Rate (NPV)
9% p.a.
LIG vs EWS: LIG and EWS get the same subsidy rate and maximum subsidy amount. The key difference is the carpet area — LIG can have a home up to 60 sq.m. (double that of EWS). Income proof such as salary slips, ITR, or self-declaration is needed to confirm LIG status.
MIG-I — Middle Income Group 1
Annual Income: Rs. 6 Lakh – Rs. 12 Lakh
Max Subsidy Benefit
Rs. 2,35,068
Subsidy Rate
4% p.a.
Eligible Loan Amount
Rs. 9 Lakh
Max Tenure
20 Years
Max Carpet Area
120 sq.m.
Women Ownership
Preferred
Discount Rate (NPV)
9% p.a.
MIG-II — Middle Income Group 2
Annual Income: Rs. 12 Lakh – Rs. 18 Lakh
Max Subsidy Benefit
Rs. 2,30,156
Subsidy Rate
3% p.a.
Eligible Loan Amount
Rs. 12 Lakh
Max Tenure
20 Years
Max Carpet Area
150 sq.m.
Women Ownership
Preferred
Discount Rate (NPV)
9% p.a.
Master Comparison Table — All Categories at a Glance
Use this single reference table to compare all four income groups side by side:
| Category | Annual Income | Subsidy Rate | Max Eligible Loan | Max Subsidy (NPV) | Max Carpet Area | Max Tenure |
|---|---|---|---|---|---|---|
| EWS EWS | Up to Rs. 3 Lakh | 6.5% p.a. | Rs. 6 Lakh | Rs. 2,67,280 | 30 sq.m. | 20 yrs |
| LIG LIG | Rs. 3L – Rs. 6L | 6.5% p.a. | Rs. 6 Lakh | Rs. 2,67,280 | 60 sq.m. | 20 yrs |
| MIG-I MIG-I | Rs. 6L – Rs. 12L | 4% p.a. | Rs. 9 Lakh | Rs. 2,35,068 | 120 sq.m. | 20 yrs |
| MIG-II MIG-II | Rs. 12L – Rs. 18L | 3% p.a. | Rs. 12 Lakh | Rs. 2,30,156 | 150 sq.m. | 20 yrs |
Check your exact age eligibility for PMAY and other government schemes — use the free Age Calculator Tool
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PMAY-Gramin (Rural) — Subsidy for Village Residents
PMAY-Gramin is a separate vertical for rural areas — managed by the Ministry of Rural Development through pmayg.nic.in. Unlike PMAY-Urban which works through bank loans and interest subsidy, PMAY-G provides a direct financial grant for house construction.
| Location | Central Govt. Assistance | State Govt. Assistance | Total Grant |
|---|---|---|---|
| Plain Areas (Most states) | Rs. 1,20,000 | Rs. 30,000 (minimum) | Rs. 1,50,000 |
| Hilly / NE States / J&K / Uttarakhand / HP | Rs. 1,30,000 | Rs. 20,000 (minimum) | Rs. 1,50,000 |
| IAP Districts (Naxal-affected) | Rs. 1,30,000 | Rs. 20,000 (minimum) | Rs. 1,50,000 |
Additional Benefits Under PMAY-Gramin
MGNREGS Convergence — 90/95 Days Wage: PMAY-G beneficiaries are entitled to 90 days of unskilled labour wages from MGNREGS (95 days in hilly and NE states) — worth approximately Rs. 18,000–20,000 — as an additional benefit during house construction.
Swachh Bharat Mission Toilet Grant — Rs. 12,000: PMAY-G houses must include a toilet. Beneficiaries receive an additional Rs. 12,000 under Swachh Bharat Mission (Gramin) for toilet construction — this is separate from the housing grant.
DBT in Three Instalments: The grant is disbursed in three stages — after foundation completion, lintel level completion, and roof/final completion — verified through geo-tagged photographs uploaded on the AwaasSoft mobile app. This ensures the money is used only for actual construction.
Priority to Specific Groups: PMAY-G prioritises SC/ST households, families with disabled members, minorities, freed bonded labourers, and families who lost their homes in disasters. The SECC 2011 data is the primary basis for selection.
Total Rural Package: When you add up PMAY-G grant (Rs. 1,50,000) + SBM toilet grant (Rs. 12,000) + MGNREGS wages (approx. Rs. 18,000–20,000), a rural beneficiary can receive a combined support of up to Rs. 1,82,000 for building their home — entirely through government assistance.
Who Is Eligible for PMAY Subsidy?
Core Eligibility Conditions (PMAY-Urban)
No pucca house anywhere in India: Neither the applicant nor any family member should own a pucca (permanent) house anywhere in India. Even a partial ownership of a pucca house by any family member disqualifies the applicant. Kutcha (temporary) house ownership is acceptable.
No previous PMAY benefit: The applicant must not have previously received any central government housing assistance — including JNNURM, RAY, or any earlier housing scheme. First-time homebuyers are given priority.
Female ownership preferred (EWS/LIG — Mandatory): For EWS and LIG categories, the house must be owned by the female head of the household, or co-owned with the male head. For MIG-I and MIG-II, female co-ownership is preferred but not strictly mandatory.
Home loan from a recognised PLI: The subsidy is linked to a home loan. The loan must be taken from a Primary Lending Institution (PLI) empanelled under PMAY — including all nationalised banks, housing finance companies, cooperative banks, and RRBs registered under the scheme.
Property in a statutory town: The house being purchased or constructed must be in a town or city that is classified as a statutory urban area — included in the PMAY-U Mission coverage. Cities included in the scheme are listed on the official PMAY portal.
Common Disqualifiers: Already owning a pucca house in your spouse’s name counts as disqualification. Purchasing a plot of land (not a house) does not qualify. Properties with carpet area exceeding the category limit are not eligible. Loans taken from non-PLI lenders do not qualify for subsidy even if all other criteria are met.
How the Subsidy is Actually Credited to Your Account
Understanding how the subsidy flows from the government to your account is important — many applicants are confused about when they will receive the benefit and in what form. Here is the complete flow:
1
You Apply for Home Loan from a PLI Bank
Visit any PLI-empanelled bank or housing finance company and apply for a home loan. Mention that you want to apply under PMAY-CLSS. The bank will ask for your income proof and other PMAY documents. The bank will check your eligibility and register your application on the CLSS Awas Portal (CAP).
2
Bank Submits Your Case to NHB / HUDCO
After disbursing your home loan, the bank submits your PMAY-CLSS claim to the Central Nodal Agency (CNA) — either NHB (National Housing Bank) or HUDCO (Housing & Urban Development Corporation). These agencies are the intermediaries between the government and your lending bank.
3
Subsidy is Calculated and Released to the Bank
NHB or HUDCO verifies your eligibility, calculates the Net Present Value (NPV) of the interest subsidy you are entitled to, and releases the subsidy amount directly to your lending bank. This process typically takes 3–6 months after your first loan disbursement. The subsidy is not paid to you directly — it goes to the bank.
4
Bank Credits Subsidy to Your Loan Account
The bank credits the subsidy amount (e.g., Rs. 2,67,280 for EWS) to your outstanding home loan account. This reduces your principal balance by the subsidy amount. Your EMI is then recalculated on the reduced outstanding principal — resulting in lower monthly payments for the remaining tenure.
5
You Pay Lower EMIs for the Rest of the Loan
From the month after the subsidy is credited, your EMI reduces because the principal is lower. The effective interest rate you pay on the subsidised portion comes down to what the government has subsidised it to (2.5% for EWS, 5% for MIG-I, 6% for MIG-II on the eligible loan amounts).
Track Your Subsidy Status: You can track whether your PMAY-CLSS subsidy has been processed and credited by checking the PMAY Citizen Assessment Portal at pmaymis.gov.in — enter your Aadhaar or application ID to see the current status of your subsidy claim.
How to Apply for PM Awas Yojana Subsidy — Step-by-Step
There are two ways to apply for PMAY — directly through the online portal or through your bank. Here is the complete process for both:
Method 1 — Online via pmaymis.gov.in
Step 1 — Visit pmaymis.gov.in: Go to the official PMAY MIS portal. Click on “Citizen Assessment” and select your applicable component — “For Slum Dwellers” or “Benefit Under Other 3 Components” based on your situation.
Step 2 — Enter Aadhaar: Enter your 12-digit Aadhaar number. OTP verification is required. Your basic personal details will be auto-filled from the Aadhaar database.
Step 3 — Fill the Assessment Form: Complete all fields including family income, current housing status, property details, loan details, bank account, and caste/minority status. All fields are mandatory — incorrect information leads to rejection at verification.
Step 4 — Submit and Save Application ID: After submission, an Application ID is generated. Save this ID and the printed application form — you will need it at the bank and for tracking your subsidy status.
Method 2 — Through Your Bank (Most Common Route)
Visit any PLI-empanelled bank: SBI, PNB, HDFC, LIC HFL, Bank of Baroda, Canara Bank, Axis Bank, ICICI Bank and dozens of others. Ask specifically for the PMAY-CLSS home loan. The bank’s home loan officer handles the PMAY registration on your behalf at no extra charge.
Submit required documents: Aadhaar Card, PAN Card, income proof (salary slips / ITR / Form 16), property documents, no-objection certificate from current landlord (if renting), bank statements, and caste/minority certificate if applicable.
Bank processes your PMAY registration: The bank logs into the CAP portal, completes your PMAY registration, and links your loan to the PMAY-CLSS subsidy claim. After your first loan disbursement, the bank initiates the subsidy claim with NHB/HUDCO.
| Document | Purpose | Required For |
|---|---|---|
| Aadhaar Card | Identity and family verification | All categories |
| PAN Card | Income tax verification | All categories |
| Income Proof | Category classification (EWS/LIG/MIG) | All categories |
| Property Documents | Ownership and area verification | All categories |
| Affidavit of No Pucca House | Confirms no existing pucca house ownership | All categories |
| Caste Certificate | SC/ST/OBC verification for priority | SC/ST/OBC applicants |
| Bank Account Details | DBT for PMAY-G; subsidy credit for PMAY-U | All categories |
| Minority Certificate | Priority for minority communities | Minority applicants |
Important Links
PMAY-Urban Official Portal
pmaymis.gov.in — Apply online, track status, check beneficiary list
PMAY-Gramin Official Portal
pmayg.nic.in — Rural beneficiary search, status check, payment details
CLSS Awas Portal — Subsidy Status
clss.nhb.org.in — Track your CLSS subsidy claim and disbursement status
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Frequently Asked Questions — PM Awas Yojana Subsidy
How much subsidy do I get under PM Awas Yojana if I am EWS?
If you belong to the EWS (Economically Weaker Section) category with annual income up to Rs. 3 lakh, you are eligible for a 6.5% interest subsidy per annum on a home loan of up to Rs. 6 lakh for 20 years. The Net Present Value (NPV) of this interest subsidy is Rs. 2,67,280 — which is credited as a lump sum to your loan account, reducing your outstanding principal immediately and lowering your monthly EMI.
Does the subsidy change based on which city I live in?
For the CLSS interest subsidy, the amount is the same regardless of which city you live in — Rs. 2,67,280 for EWS/LIG and similar amounts for MIG categories. However, for EWS/LIG beneficiaries under the Beneficiary-Led Construction (BLC) and Affordable Housing in Partnership (AHP) components, the Central Assistance grant of Rs. 1,50,000 is the same across all city tiers. Many states add their own top-up grant that may vary by city or district — check your state’s housing department for the exact combined amount in your area.
What is the difference between PMAY-Urban and PMAY-Gramin subsidy?
PMAY-Urban (PMAY-U) targets city and town residents and provides primarily an interest subsidy (CLSS) on a home loan — the benefit is felt through reduced EMIs, not as direct cash. The maximum interest subsidy NPV ranges from Rs. 2,30,156 to Rs. 2,67,280 depending on category. PMAY-Gramin (PMAY-G) targets rural residents and provides a direct cash grant of Rs. 1,20,000 to Rs. 1,30,000 (central share) for house construction — disbursed in instalments via DBT, with no loan required.
My annual income is Rs. 10 lakh. How much subsidy will I get?
With an annual income of Rs. 10 lakh, you fall in the MIG-I (Middle Income Group I) category. You are eligible for a 4% interest subsidy on a home loan amount of up to Rs. 9 lakh for a maximum tenure of 20 years. The Net Present Value of this subsidy is approximately Rs. 2,35,068. This amount will be credited to your loan account after your lender processes the PMAY-CLSS claim through NHB or HUDCO.
Is the PMAY subsidy credited directly to my bank account?
No — the PMAY-Urban CLSS subsidy is not credited to your savings account. It is credited directly to your home loan account by the lending bank, after receiving the subsidy from NHB or HUDCO. This reduces your outstanding loan principal. You do not receive any cash in hand. This means the benefit shows up as a reduction in your loan balance and a lower EMI — not as a separate deposit. For PMAY-Gramin, the grant is deposited directly into the beneficiary’s Aadhaar-linked bank account via DBT.
Can I get PMAY subsidy if I already own land but no house?
Yes — owning a plot of land does not disqualify you from PMAY, as long as you do not own a pucca (permanent) house on it or anywhere else. If you own land and want to construct a house on it, you can apply under the Beneficiary-Led Construction (BLC) component of PMAY-Urban or under PMAY-Gramin for rural areas. The key disqualifier is owning any existing pucca house — a land plot alone is acceptable.
How do I check if my name is in the PMAY beneficiary list?
For PMAY-Urban, visit pmaymis.gov.in and click on “Search Beneficiary” — enter your name or Aadhaar number to check if you are listed. For PMAY-Gramin, visit pmayg.nic.in and use the “Awaassoft” search to find your name in the beneficiary list by entering your registration number or Aadhaar. You can also check your subsidy disbursement status on the CLSS Awas Portal at clss.nhb.org.in.
Is female ownership compulsory to get the PMAY subsidy?
For EWS and LIG categories, female ownership or co-ownership is mandatory — the house must be in the name of the female head of household, or jointly in the name of husband and wife. Without female ownership, EWS/LIG applications are not eligible for the subsidy. For MIG-I and MIG-II, female co-ownership is strongly preferred and may be required by specific states or lenders, but it is not a strict national-level mandatory condition under CLSS for these categories.
Conclusion — Know Your Exact Subsidy Before You Apply for a Home Loan
PM Awas Yojana offers one of the most significant financial support packages ever provided for homebuyers in India. Whether you are in an EWS family in a Tier 3 town or a MIG-II professional in Mumbai, there is a subsidy structure designed for your income level — and knowing the exact numbers before approaching a bank puts you in a much stronger position.
EWS and LIG — 6.5% subsidy on Rs. 6 lakh loan, maximum benefit of Rs. 2,67,280 — largest percentage subsidy
MIG-I — 4% subsidy on Rs. 9 lakh loan, benefit of Rs. 2,35,068 — for incomes between Rs. 6–12 lakh
MIG-II — 3% subsidy on Rs. 12 lakh loan, benefit of Rs. 2,30,156 — for incomes between Rs. 12–18 lakh
PMAY-Gramin — Direct grant of Rs. 1,20,000–1,30,000 (Central) plus state share and MGNREGS wages
Subsidy is credited to your loan account — not as cash — and reduces your EMI permanently
Apply at pmaymis.gov.in (Urban) or pmayg.nic.in (Rural) or through any PLI-empanelled bank
EWS/LIG must ensure female co-ownership of the property — mandatory condition
The fastest way to confirm your exact eligibility is to visit your nearest PLI-empanelled bank with your income documents and Aadhaar — the bank’s home loan officer can tell you within minutes exactly which PMAY category you fall in and how much subsidy you will receive.
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