
Dear Sir, Our details:
Spouses, 45 yrs both, joint post tax income: INR 4.8 lakhs per month
Spending:
Rent: About 35000 per month
Household: 70000 per month
MF SIP: 30000 per month (Parag Parikh Flexi, 20L portfolio, 24% CAGR)
Stocks Investment: 20L
All insurances: 30000 per month
School Fees: 100000 per month
Home Loan EMI: 970000
Health Insurance: 3Cr personal family floater, additional from office
Term Insurance: Husband 75L (cannot be increased), Wife 2Cr
Term Insurance from Office: Husband 50L, Wife 50L
Cash Maintained: 3 Month of household budget
Kids: Currently in class XII and X, both interested in studying Humanities so graduation planned in India. Should not be high education cost in the next 5 years. Perhaps, PG overseas when it may cost high.
Home Loan Details: Invested 20L self, 60L from bank so far, 30L yet to be paid in future . Per square feet rates doubled, planning to sell, use the gain to buy something fully funded in another city, helping avoid home loan totally. Perhaps buy a couple of apartments for rental purposes.
It has always been very comfortable life but we have not been able to accumulate large funds or buy our first home. Kindly help on how to better plan our finance so as to be better prepared for retirement as both are in non-pensionable job.
Best,
H
Ans: You and your spouse are 45 years old, have a comfortable income, and are caring for older children.
You aim to improve your financial position, fund your children’s education, remain debt-free, and prepare well for retirement.
Let us explore a 360-degree plan that covers all these goals in a simple way.
Understanding Your Financial Situation
Here is a compact overview of your current position:
Age: Both 45 years
Monthly net income: Rs?4.8 lakh
Monthly spending: Rent Rs?35,000 + family Rs?70,000 + school fees Rs?1 lakh + EMI Rs?97,000
SIP investment: Rs?30,000 per month in mutual funds
MF portfolio: Rs?20 lakh with ~24% CAGR
Stock investments: Rs?20 lakh (direct)
Insurance premium: Rs?30,000 monthly
Health insurance: Rs?3 crore floater for family
Term insurance: Husband Rs?75 lakh, wife Rs?2 crore; plus office policies Rs?50 lakh each
Kids: Lives in class XII and X; humanities stream planned in India
Home loan: Rs?60 lakh outstanding; Rs?20 lakh equity invested, Rs?97,000 EMI
Property plan: Planning to sell current house, use gain to buy fully funded homes elsewhere, maybe generate rental income
This is a solid foundation to build upon. Let us now convert this into a robust long-term plan.
1. Book Profit on Current Property Wisely
You plan to sell your current home and use the gain to buy two flats, fully funded, in a new city.
Here’s how to approach it:
Verify cost vs sale price: Confirm your gain after tax and stamp duty
Avoid high loan burden: Buying without home loan frees up cash flow
Residency vs investment: Decide one flat for self?use, second for rental income
Rental return: Target 3–5% annual net rental yield
Property costs: Budget for maintenance, taxes, and letting agent fees
Since you prefer to avoid risk, this move aligns well with your objectives.
Rental income can partially replace your EMI and boost monthly cash flow.
2. Repay Home Loan and Lower Debt ASAP
Outstanding loan is Rs?60 lakh with Rs?97,000 monthly EMI.
At current interest rates, this EMI is draining your income.
Use equity gain from sale to repay the remaining Rs?60 lakh loan fully
This removes EMI obligation and saves interest costs
Frees up Rs?97,000 monthly, which can be redirected to savings or investments
Post-repayment, allocate existing cash flow toward wealth creation
This transfer of debt to asset income will enhance monthly surplus and reduce financial pressure.
3. Rescue Your Wealth from LIC and ULIPs (If Applicable)
You have high insurance premium of Rs?30,000/month.
This suggests you may be paying for ULIPs or endowment plans rather than pure term cover.
If this is the case:
Surrender LIC, ULIP, or investment-insurance products with low returns
Redirect surrender proceeds into mutual funds and safe investments
Shift your protection to pure term insurance and high cover health policy
This will reduce premium drain and help build non-insurance wealth.
4. Build a Strong Emergency and Safety Fund
Now that you will be debt-free and renting or owning a property:
Emergency fund of Rs?10–12 lakh (6–12 months of household expenses)
Invest emergency fund in liquid mutual fund or ultra?short debt fund
This gives better returns than savings while keeping liquidity intact
You’ll sleep better knowing unexpected costs won’t disrupt your long-term plan.
5. Redirect EMI Surplus to Goal-Based Investments
Once the home loan is cleared, the freed EMI (Rs?97k) plus the current SIP (Rs?30k) becomes available.
Total investable surplus can reach Rs?1.2 lakh/month.
Here’s a suggested allocation:
A. Investment for Retirement (60% ~ Rs?72k)
Invest in actively managed equity mutual funds (flexicap, midcap, multicap)
Avoid index funds as they cannot cushion market volatility
Invest via regular plans only, with a CFP?backed distributor
Spread across 3–4 funds to reduce overlap
Target average growth over 10?15 years of at least 12–15% CAGR
B. Children’s Education & Marriage (20% ~ Rs?24k)
Ongoing SIP of Rs?30k is currently funding daughter’s education
You already have Rs?13 lakh aside; continue this plan
Post-school, shift this corpus gradually to hybrid/debt funds
C. Rental Property Maintenance or Additional Rental Flat (20% ~ Rs?24k)
Keep aside funds for property maintenance or future down payment
Rental income monthly flow can support this partially
Use surplus for home purchase if prices dip, or invest safely
6. Use Systematic Transfer Plan (STP) for Lump Sum
At some point, you may receive lump sums (e.g., ULIP surrender or property sale inflow).
Use STP to invest these sums:
Ladder the investment over 12–18 months
Avoid lump-sum risk of wrong market timing
Build stepped entry into equity and hybrid funds
STP reduces emotional stress and improves risk management, compared to lump sum investing.
7. Maintain Insurance Adequacy
You have good coverage already:
Health floater RM 3 crore – generous and adequate
Term policies: Husband Rs?1.25 cr total, Wife Rs?2.5 cr total
That is enough for income replacement until retirement
Ensure these remain intact even after job changes.
Also, check for rider coverage as needed:
Critical illness cover
Disability rider if available
Review existing health cover section limits and portability.
8. Retirement Planning with Corpus Goal
You aim to retire around age 60–62 (approximately 15–17 years left).
Your expected net investable surplus can sum up to Rs?1.2 lakh/month.
Assuming:
Rs?30k existing SIP continues
Rs?72k new monthly to equity MF
Annual property rental is Rs?18–24 lakh net
By 62, this can realistically grow into:
Equity mutual funds: ~Rs?3 to 4 crore
Rental property savings and corpus: ~Rs 2–3 crore
Real estate capital too, minus inflation
This puts you in area of Rs 6 to 8 crore asset mix, providing
Sustainable monthly withdrawal (4% SWP = ~Rs 20–30 lakh per year)
Enough to cover lifestyle expenses post-retirement
This aligns with your current high monthly expenses (Rs?2.4 lakh).
Thus, if planned and managed well, retirement is achievable.
9. Preparing for PG Abroad
Your children may need PG overseas approximately 6–10 years from now.
Cost could be Rs?1 crore+ for one child.
What can help:
Continue Rs?30k SIP for daughter’s education
Post-graduation, add Rs?20k monthly for PG corpus
Invest in actively managed equity funds via SIP
Keep this fund separate from retirement corpus
You can also use balanced advantage or conservative hybrid funds once they near PG age, to preserve value and risk.
10. Retirement Income System – SWP Strategy
At retirement:
Shift 50% of equity MF corpus into hybrid funds gradually
Use SWP (Systematic Withdrawal Plan) to create monthly income
Start at 4% annual withdrawal, and increase by inflation
Diversify SWP sources: hybrid, debt, and rental
This supports your lifestyle and handles inflation, with low risk.
11. Review and Monitor Regularly
Your situation will evolve as:
Children finish school and graduate
Rental income and tax obligations change
Market returns vary
Lifestyle aspirations shift
So plan:
Annual review with your CFP-backed MFD
Rebalance funds and adjust asset allocation
Track progress toward corpus targets yearly
Reset goals for any new needs (travel, second home, etc.)
This review habit ensures underperformance is corrected early.
12. Tax Efficiency for You
Equity MF taxation changes:
Long-term gains over Rs?1.25 lakh taxed at 12.5%
Short-term gains taxed at 20%
Debt MF and hybrid taxation:
Fully taxed per your slab; indexation benefits removed
Rental income:
Taxable under your slab after standard deduction
Deduct interest and property taxes each year
Consider joint ownership to utilise tax slabs of spouse
Also:
Use Section 80C for PPF or ELSS if still eligible
Declare and save taxes on rental income using standard laws
Reinvest rental income smartly to maximise return after-tax
Your MFD can help craft strategic withdrawals and fund sales to reduce taxes.
Final Insights
Dear Friend, you have strong skills, high income potential, and good financial awareness.
By selling property and becoming debt-free, you can unlock cash for investments.
With a systematic top-up of Rs?95k per month (after loan), and existing SIPs,
you can build a retirement corpus of Rs?6–8 crore in 15 years.
Your children’s educational planning is separate and aligned.
Real estate gain can fund rental homes, generate passive income, and boost security.
Insurance protection is solid, but review LIC, ULIP, or endowment; surrender them if needed.
Invest only in active, regular-scheme MFs, avoid index or direct schemes at every step.
Your greatest helpers will be discipline, regular review, and professional CFP support.
With that structure, you can look forward to a comfortable, independent, and dignified retirement.
Best Regards,
K. Ramalingam, MBA, CFP
Chief Financial Planner
www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment