I’m 42, working in the IT sector with an annual salary of ₹30 lakhs. My spouse also works, earning ₹15 lakhs a year, and we have two young children in primary school. We bought a house five years ago with a ₹90 lakh mortgage, and our EMI is ₹75,000 per month. We’ve been investing ₹30,000 monthly in mutual fund SIPs across large-cap, mid-cap, and ELSS funds. Additionally, I contribute ₹1.5 lakh annually to my PPF and have ₹10 lakhs in a fixed deposit. My goal is to retire by 55, but I’m unsure whether I should divert extra funds to prepay the home loan or continue aggressive investments to build a larger retirement corpus. I’m concerned about being asset-rich but cash-poor. What’s the best strategy to ensure financial freedom while managing debt?
Ans: You are in a strong financial position with a high dual income, ongoing investments, and a clear retirement goal at 55. The key challenge is balancing home loan repayment vs aggressive investments to ensure liquidity and long-term wealth growth. Here’s a structured approach:
1. Key Financial Priorities
• Retiring by 55 while maintaining financial security
• Managing the Rs 90 lakh home loan efficiently without being cash-strapped
• Ensuring liquidity for short-term needs
• Building a strong retirement corpus to sustain post-retirement expenses
2. Home Loan vs Investing -- What’s Optimal?
Your home loan EMI is Rs 75,000 per month, which is 30% of your combined take-home salary. This is manageable, but since your goal is early retirement, reducing debt before 55 is important.
• Option 1: Prepay the Home Loan Aggressively
o Prepaying reduces interest costs and provides peace of mind
o Assuming an 8% loan interest rate, prepaying Rs 10 lakh reduces the EMI burden or tenure significantly
o However, as per the old tax regime home loan interest provides a tax benefit under Section 24(b) (Rs 2 lakh deduction on interest)
• Option 2: Continue Investing Aggressively
o Historical equity returns (~12-15% in long-term equity funds) outpace home loan rates (~8%)
o Investing extra funds in mutual funds, especially in mid-cap and flexi-cap funds, could yield higher wealth
o Liquidity remains strong, unlike in home prepayments where money gets locked into an illiquid asset
Balanced Approach:
• Prepay a portion (Rs 10-15 lakh over the next 2-3 years) while ensuring you keep liquidity
• Continue investing Rs 30,000 SIPs but consider increasing it as your salary grows
• Avoid paying off the loan entirely too quickly, as investments can grow at a higher rate than your loan interest
3. Optimised Investment Plan
To retire by 55, you need a corpus that generates Rs 1.5-2 lakh per month post-retirement. Assuming you need Rs 4-5 crore by 55, here’s a plan:
• Equity SIPs: Increase to Rs 50,000/month gradually over the next 2-3 years
o Large-cap index funds (Nifty 50, Sensex): Rs 15,000
o Mid-cap funds: Rs 15,000
o Flexi-cap funds: Rs 10,000
o ELSS (for tax saving): Rs 10,000
• PPF: Continue investing Rs 1.5 lakh annually for risk-free, tax-free returns
• Fixed Deposit: Keep Rs 10 lakh as emergency corpus (or move some to liquid/debt funds for better returns)
4. Debt-Free by 55 Strategy
• Make lump sum prepayments of Rs 5-7 lakh every 2-3 years while maintaining cash flow
• Target closing the loan by 50 instead of aggressively paying it off now
• Ensure Rs 1.5-2 crore in investments by 50, so your retirement fund remains intact
5. Action Plan
• Increase SIPs from Rs 30,000 to Rs 50,000 per month gradually
• Prepay Rs 5-7 lakh every 2-3 years to reduce loan burden without sacrificing liquidity
• Keep Rs 10 lakh in fixed deposits or move to liquid funds for emergencies
• Maximise tax benefits through PPF, ELSS, and home loan deductions
This balanced strategy ensures wealth growth, manageable debt, and liquidity, helping you retire comfortably at 55 without being asset-rich but cash-poor.