I'm a 35-year-old single mom with two kids and a monthly income of 1.2L. I bought a 2BHK five years ago on loan (24L still unpaid) thinking it was a smart investment, but I now live on rent closer to my kids' school. The flat is lying vacant, maintenance and EMIs eat up 28K monthly. I don't have any SIPs, insurance, or emergency fund. I have only EPF from my last job (3.5L). Should I sell the flat at a loss and restart my financial life? Please help
Ans: You’ve built a life for your kids. That’s inspiring.
Buying a house seemed right at that time. But priorities change. Kids and stability matter more now.
Your question is bold and brave. Let's create a complete action plan, covering all sides.
? Income and Financial Situation
– You earn Rs 1.2 lakh per month. That’s a strong base.
– You are a single mother. So financial discipline is even more important.
– Your home loan EMI and flat maintenance are Rs 28,000 monthly.
– You also pay rent for another house. That’s double housing cost.
– No SIPs, no insurance, and no emergency fund adds pressure.
– You have Rs 3.5 lakh in EPF. It’s not liquid, but helpful.
– You’re emotionally and financially stuck between two homes.
? Understand the Financial Drain
– The flat is lying vacant. So no rent income is coming from it.
– But maintenance and EMI continue every month.
– This is dead weight in your monthly cash flow.
– That Rs 28,000 is about 23% of your income.
– Plus, rent from your current home takes more money.
– You are losing both money and mental peace.
– You are not wrong. But now it’s time to act smart.
? Home is Not Always a Good Investment
– Many people assume a house is an “asset”.
– But if it doesn’t give income or use, it’s a liability.
– Appreciation in price is never guaranteed.
– You still owe Rs 24 lakh loan on it.
– And there is no tenant, no resale clarity, no usage.
– So the flat is not helping you build wealth or cash flow.
– This is not your fault. It’s a common mistake.
? Should You Sell the Flat?
– If you continue holding, you will bleed money monthly.
– You will delay SIPs, emergency fund, and insurance.
– You are always short of breath in your budget.
– If you sell now, even at a small loss, the burden ends.
– Your mind and money become free.
– Loss hurts now. But you’ll recover faster.
– In a few years, you’ll thank yourself for this reset.
– Sell it. Pay off the home loan fully.
? Use the Sale Wisely
– From the sale proceeds, clear the entire home loan.
– If anything remains, keep Rs 1.5–2 lakh as emergency fund.
– This is your lifeboat for future shocks.
– Don’t rush into new real estate or other risky investments.
– Protect this money like oxygen.
– Put it in a separate bank account.
– Let it stay there until you plan your investments properly.
– You can’t grow wealth without safety first.
? Don’t Fall for “It’s a Loss” Emotion
– Selling at a small loss is not failure.
– Every month you hold is a bigger invisible loss.
– Loan interest, flat maintenance, and missed investments cost you more.
– You are losing time, money, and peace monthly.
– The earlier you exit, the cleaner the slate.
– Let go with purpose, not guilt.
– This is financial self-respect.
– It’s not giving up. It’s moving forward.
? Get Basic Insurance First
– Start with term life insurance. Cover at least Rs 50 lakh to Rs 1 crore.
– You are the only earner. So this is must-have.
– Premium is low if taken early and directly.
– No need to buy investment-linked plans.
– Avoid ULIPs or endowment policies.
– Choose pure term insurance with claim settlement ratio above 95%.
– Also get family floater health insurance.
– Medical expenses can destroy years of savings.
? Start Emergency Fund Immediately
– After selling the flat, build Rs 1.5–2 lakh liquid fund.
– Keep it in a separate savings account.
– Don’t invest it. Don’t touch it for shopping.
– This is your financial safety button.
– You need 4–6 months of expenses in hand.
– EPF is not an emergency fund.
– Liquid cash gives confidence and reduces anxiety.
– It helps avoid loans and credit card usage in crisis.
? Begin SIPs Gradually
– Once flat is sold, you’ll have monthly EMI savings.
– Use that freed-up money for SIPs in mutual funds.
– Don’t go for direct funds.
– Direct funds need self-analysis, which takes time and expertise.
– Better to go through MFD backed by a Certified Financial Planner.
– They guide based on your goals, not market hype.
– Regular plans through CFPs offer tailored planning and personal attention.
– Performance difference is worth the fee.
? Avoid Index Funds for Now
– Index funds are passive. They follow the market, but give no flexibility.
– In volatile times, active funds protect downside better.
– You need risk-managed growth, not just tracking.
– Actively managed funds are researched by professionals.
– With CFP support, you get the right mix of equity and debt.
– Index funds don’t offer this personalised strategy.
– Avoid them until your goals are solid and risk is low.
? Don’t Buy Real Estate Again for Investment
– You saw it yourself—it’s not liquid.
– It blocks money and creates stress when unsold or vacant.
– Maintenance, taxes, and EMI make it expensive.
– Investment should give flexibility, growth, and liquidity.
– Mutual funds and bonds are better for wealth building.
– Never mix investment with emotion or family pressure.
– Don’t fall for “real estate is always good” myth.
– Keep your money mobile and free.
? Take Small Steps to Stabilise
– First, fix your cash flow.
– Sell the house. Pay off debt.
– Start insurance. Build emergency fund.
– Then start SIPs with just Rs 5,000 monthly.
– Even small investments grow when done regularly.
– Don’t compare with others. Run your race.
– Every step will reduce pressure on your mind.
– You will sleep better and plan better.
? Get Professional Guidance
– A Certified Financial Planner will guide goal-wise.
– They help you avoid product traps and wrong decisions.
– They give a personalised investment mix.
– They also help balance risk, insurance, tax, and retirement.
– Don’t rely only on app suggestions or blogs.
– Your situation needs hand-holding and accountability.
– With a CFP, you can focus on parenting, not portfolio alone.
– Peace of mind is the real return.
? Finally
– You are strong. You’re holding two lives together.
– Selling the flat is not weakness. It’s smart clarity.
– It opens room for savings, insurance, and future goals.
– Let go of losses now to build gains later.
– Start fresh with safety and small steps.
– You are not late. You are just about to restart.
– And this time, it will be on your terms.
Best Regards,
K. Ramalingam, MBA, CFP,
Chief Financial Planner,
www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment