Hi, my age is 37 and take home salary is 1.05 lacs. I have a car loan of 11.5k per month and a personal loan emi of 3.4k per month. Car loan duration remaining is 3.5 years and personal loan is 4 years.
I have the following investments per month
SIP running 30k per month as of now corpus 21 lacs
Stocks total portfolio 4 lacs
FD 2 lacs
RD 5k per month
NPS 2k per month
I am planning a buy a flat in 5 years whose price approx 75 lacs. I am planning to make 30 lacs down payment and rest laon.
Can you guide how to make this down payment?
Ans: Your investment habits are very good. You are consistently saving despite having loans and expenses. That shows discipline and forward thinking.
Let’s now look at your complete situation and plan for the Rs. 30 lakh down payment in the next 5 years.
Income, EMI and Cash Flow Review
– Your take-home salary is Rs. 1.05 lakh per month
– Car loan EMI is Rs. 11,500
– Personal loan EMI is Rs. 3,400
– Total EMI burden is Rs. 14,900 monthly
– Around 14% of income is going towards EMIs
– This is within a safe zone
– Your remaining income of approx Rs. 90,000 is your working capital
– From this, you are saving Rs. 30,000 through SIP
– Rs. 5,000 via RD and Rs. 2,000 in NPS
– This means you are saving Rs. 37,000 monthly
– This is over 35% of your income
– That is very impressive
Current Investments Status
– SIP of Rs. 30,000 monthly is your core wealth builder
– Your mutual fund corpus is already Rs. 21 lakh
– Your stock portfolio is Rs. 4 lakh
– FD of Rs. 2 lakh gives liquidity
– RD of Rs. 5,000/month adds disciplined savings
– NPS is Rs. 2,000/month for long-term
– You are spreading your investments well
– Your base is strong and growing
Down Payment Goal Analysis
– You wish to buy a house in 5 years
– Property value planned is Rs. 75 lakh
– You aim to make Rs. 30 lakh as down payment
– That is a smart choice to avoid heavy home loan burden
– Rs. 30 lakh in 5 years is a big but achievable goal
– This needs a focused, disciplined plan from now
– You already have good habits in place
– Let’s now restructure your savings towards this down payment
Evaluate Investment Sources for Down Payment
You need to raise Rs. 30 lakh in 5 years. Here’s how you can do it:
Mutual Funds Corpus
– You already have Rs. 21 lakh in mutual funds
– However, don’t use entire corpus for down payment
– This corpus should grow for long-term goals too
– You may allocate around Rs. 10–12 lakh from this corpus
– Keep rest invested for retirement and wealth creation
– In next 5 years, this portion may grow further
– So your contribution from MF may reach Rs. 14–15 lakh
Stock Portfolio
– Your stocks are worth Rs. 4 lakh
– Stocks are volatile and risky in short term
– Keep this untouched unless market performs very well
– Treat it as extra buffer, not core funding source
Fixed Deposit and RD
– FD of Rs. 2 lakh can be used fully
– RD of Rs. 5,000 per month will become around Rs. 3.5–4 lakh in 5 years
– Together, they may contribute Rs. 6 lakh for down payment
New Focused Savings SIP
– From your Rs. 90,000 monthly surplus, you can reallocate Rs. 10,000–15,000
– Create a new SIP focused for the 5-year goal
– This SIP should go into hybrid or conservative equity funds
– Avoid aggressive equity funds for short term
– Keep goal-specific investments separate from retirement planning
– This builds clarity and prevents fund diversion
– In 5 years, this SIP can grow to Rs. 8–10 lakh
Step-by-Step Plan to Build Rs. 30 Lakh in 5 Years
– Allocate Rs. 12 lakh from existing mutual funds for down payment
– Use Rs. 2 lakh from existing FD
– Keep investing in RD, expect Rs. 4 lakh from it
– Start new SIP of Rs. 12,000 per month focused for this 5-year goal
– Expect Rs. 8 lakh from this new SIP
– This gives you total of around Rs. 26 lakh
– Remaining Rs. 4 lakh can come from annual bonuses, maturity of RD, or small profits from stocks
– You can also divert NPS contributions temporarily to this goal
– Pause for 2–3 years and redirect Rs. 2,000/month to down payment SIP
– NPS is locked and not helpful in next 5 years anyway
– Review your SIPs once a year with Certified Financial Planner
– Shift from equity to hybrid or debt in final year to protect returns
Should You Reduce Loans Now?
– You are managing EMIs well right now
– No need to prepay car or personal loan at this stage
– Instead, save for down payment aggressively
– Car loan has 3.5 years left
– It will close before your flat purchase
– That will free up Rs. 11,500 monthly
– This amount can be added to home loan EMI later
– It will balance your cash flow smoothly
– Personal loan will also close before your flat plan
– So keep current EMI as is
– Focus on wealth creation for now
Risk Management Planning
– You must have term insurance
– Ensure sum assured is at least Rs. 1 crore
– Your future home loan needs protection
– Also take health insurance for self and family
– Hospital bills can affect your savings plan
– Protect your income before growing your assets
– These steps are more important than chasing high returns
Should You Use Direct Funds?
– Many people think direct funds are better due to low cost
– But they offer no expert guidance
– No support during market correction
– You are on your own during volatility
– That creates emotional investing and poor decisions
– Regular plans through Certified Financial Planner give advice, review, and personalised strategy
– Their guidance is valuable especially near goal deadlines
– For goal-based investing, regular plan with expert review is better than DIY direct plan
Avoid Index Funds for Your Goal
– Index funds may look simple and cheap
– But they only copy the market
– They do not actively adjust to changing trends
– In sideways or falling markets, they underperform
– Actively managed funds give better risk-adjusted returns
– You need these especially when goal is within 5 years
– They can balance risk and protect capital when needed
– For down payment planning, avoid index funds
– Use active hybrid or equity funds with expert advice
Tax Treatment Awareness
– If you redeem equity mutual funds before 1 year, gains taxed at 20%
– After 1 year, LTCG above Rs. 1.25 lakh is taxed at 12.5%
– So plan redemptions smartly
– Don’t redeem everything at once
– Use systematic withdrawal over few months before buying flat
– FD interest is taxed fully as per your income tax slab
– So try to keep FD portion limited
Final Insights
You are financially disciplined. You have good habits and the right goals. Buying a house with Rs. 30 lakh down payment in 5 years is possible for you. But this needs focused execution.
Avoid prepaying small loans right now. Focus on building the down payment. Divide your savings into clear categories: short term (house), long term (retirement), and emergency.
Do not touch mutual fund corpus fully. Create a dedicated SIP just for the flat. Use a mix of SIP, FD, RD, and a part of existing corpus to reach your target.
Avoid direct mutual funds and index funds. Instead, choose regular mutual funds with Certified Financial Planner review.
Track progress yearly. Stay consistent. Do not pause SIPs even when markets are low. You are on the right path.
Best Regards,
K. Ramalingam, MBA, CFP,
Chief Financial Planner,
www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment