Hello Sir, I am 40 years old. My income is 1 lakh per month. Currently, I have a personal loan running at the rate of 13.25%. After paying prepayment and EMI, I have Rs 248547 left to pay. Apart from this, I have two more loans of Rs 80000 and Rs 200000 running without interest rate. HDFC Bank will levy penalty on prepayment of these. In my savings, I have Mutual Funds of Rs 12000 per month, PPF of Rs 1000 per month and LIC of Rs 110308 and Term Plan of Rs 20000 per year and Health Insurance Policy of Rs 20000 per year. My family consists of my wife and me. How do I plan to buy a house in future?
Ans: You have already taken a few disciplined steps which deserve appreciation. Your monthly savings in mutual funds, PPF, and insurance plans show commitment. You are also aware of your loan obligations. This clarity is important for long-term wealth creation and goal planning.
Let us now structure a 360-degree financial roadmap to help you plan for a house purchase in the future. This plan will ensure balance between loan repayment, savings, and future commitments.
Understanding Your Current Financial Position
You are 40 years old. Your household consists of you and your wife.
You earn Rs 1 lakh per month. This is your only source of income.
You have three loan liabilities. One is a personal loan of Rs 2.48 lakhs at 13.25% interest.
Other two loans of Rs 80,000 and Rs 2 lakhs carry no interest. But, prepayment penalty exists.
You invest Rs 12,000 monthly in mutual funds.
PPF contribution is Rs 1,000 monthly. This gives safe and long-term tax-free returns.
LIC policy of Rs 1,10,308 exists. Also, you have a term insurance of Rs 20,000 per year.
Health insurance premium of Rs 20,000 annually is also in place.
Step 1: Focus on Clearing High-Interest Debt First
Personal loan has the highest interest at 13.25%. Clear this loan first.
Avoid new investments till this loan is cleared. Your return from mutual funds is not guaranteed.
But your interest on the personal loan is guaranteed loss of 13.25%.
Pause SIPs temporarily, and divert that Rs 12,000 monthly towards personal loan prepayment.
Even pausing for 6-9 months will reduce your loan burden significantly.
This will also improve your credit score. Which will help in getting better home loan offers later.
Do not prepay zero-interest loans right now. Their prepayment penalty adds no value.
First, clear personal loan. Then revisit the other two loans.
Once this is done, restart your SIPs with a better mindset and structure.
Step 2: Review and Optimise Insurance Commitments
Term insurance of Rs 20,000 per year is ideal. Do not discontinue it.
You have health cover for Rs 20,000 annual premium. Please check sum insured.
Minimum Rs 10 lakh floater policy is advisable. Medical costs rise every year.
If your policy is under 5 lakh, consider upgrading it in future.
You hold a LIC policy of Rs 1,10,308. Most likely this is an endowment or traditional policy.
Such policies give poor returns, between 4 to 5% post-tax. Returns are not inflation-beating.
It also locks your money for long periods.
Please assess surrender value from your LIC agent.
If your policy is older than 3 years and surrender value is decent, consider surrendering it.
Reinvest that amount in mutual funds through a Certified Financial Planner (CFP).
Insurance should be only for protection. Never mix investment with insurance.
Step 3: Restructure and Reassess Monthly Investments
After clearing personal loan, reassign the Rs 12,000 SIP amount properly.
You should invest in regular mutual funds with help from a qualified CFP and MFD.
Avoid direct funds. Direct plans lack handholding, market timing, and asset rebalancing support.
A certified planner gives holistic asset allocation advice, goal planning and emotional support.
Also avoid index funds. Index funds follow market blindly. No downside protection during market crash.
Actively managed funds can outperform during volatility. A good fund manager makes a difference.
Structured allocation among flexi-cap, large and mid-cap, and multi-asset is best suited for you.
Debt funds for short term needs. Hybrid or equity for long term goals like house purchase.
All this should be personalised through a planner, not based on online trends.
Step 4: Set a Clear Time Frame for House Purchase
You must decide when you want to buy the house.
If your goal is to buy within 2-3 years, avoid equity-based instruments for this goal.
Use high quality debt mutual funds or recurring deposit to build down payment.
Your EMI eligibility depends on income, credit score, existing loan burden and age.
After personal loan closure, your CIBIL score will improve.
You can save Rs 20,000 to Rs 25,000 monthly post-loan repayment.
Save this into a dedicated goal-based mutual fund or recurring deposit for house purchase.
If the time horizon is 5-7 years, balanced advantage or hybrid mutual funds are suitable.
These offer better returns than FD and lesser risk than pure equity.
Your down payment target should be at least 25% of the house cost.
Do not commit EMI more than 35-40% of your monthly income. Keep it comfortable.
Plan for additional costs like registration, interiors and moving expenses.
Also keep emergency fund ready before taking the house loan.
Step 5: Create Emergency Reserve
You must keep an emergency fund of minimum 4-6 months of expenses.
This fund helps in medical emergency, job loss or delay in loan processing.
Emergency fund can be kept in a liquid mutual fund or high yield savings account.
This reserve should be available before you take a home loan.
Avoid touching your PPF for emergencies. PPF is for long-term retirement planning.
Step 6: Optimise Your PPF Contributions
Rs 1,000 per month in PPF is a good start.
If you get bonus or extra cash in hand, increase this to Rs 5,000 to Rs 10,000 monthly.
PPF gives tax-free returns and is best suited for retirement planning.
This can become your future pension pool when you retire at 60.
Do not use PPF to fund the house. Let it grow silently in background.
Step 7: Build Your Credit Worthiness for Home Loan
Close all high-interest loans as discussed earlier.
Keep all EMIs paid on time without default. This improves your credit score.
Avoid taking new credit cards or loans in short term.
Keep your existing credit usage within 30% of card limit.
When applying for home loan, a clean credit history gets you best rate offers.
With high credit score, your home loan interest rate will be lower.
A lower interest rate reduces EMI burden and total outflow.
Step 8: Estimate Property Budget and EMI Affordability
Do not fix the property budget first. First assess EMI affordability.
With Rs 1 lakh income, EMI should not cross Rs 35,000 to Rs 40,000.
Plan your house cost in a way where down payment is 25% and EMI is within limits.
Take a home loan only when you are mentally and financially ready.
Avoid rushing into real estate out of pressure or comparison.
A house is not an investment. It is a utility and emotional asset.
Invest only after all other goals are aligned properly.
Step 9: Post-Loan Strategy for Wealth Creation
Once the house is purchased, continue mutual fund SIPs.
Have separate portfolios for retirement, emergencies and future goals.
Do not over-leverage your income with too many EMIs.
As income rises, increase SIPs accordingly.
Review portfolio every year with a CFP.
Stay focused on asset allocation. Avoid chasing hot schemes or trends.
Retirement planning should not get delayed due to house buying decision.
Your wife should also be part of the financial planning discussion.
Financial planning is not about products. It is about achieving your life goals.
Final Insights
You have financial awareness. That itself is your biggest strength.
Clearing personal loan is your first and most urgent priority.
Surrendering traditional insurance plan and redirecting to mutual funds can create more wealth.
Regular mutual fund investments through a CFP will give long-term structure to your portfolio.
Buying a house is a big goal. But it should not derail your other life goals.
Make sure you build an emergency fund, protect your health and optimise your taxes.
Stay consistent, plan ahead and follow a disciplined approach.
A 360-degree financial strategy is about balance, not chasing returns.
With proper steps, your home dream can become reality in a few years.
Best Regards,
K. Ramalingam, MBA, CFP
Chief Financial Planner,
www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment
