Need Expert Advice?Our Gurus Can Help

Ramalingam Kalirajan |10879 Answers |Ask -Follow

Mutual Funds, Financial Planning Expert - Answered on Jul 22, 2025

Ramalingam Kalirajan has over 23 years of experience in mutual funds and financial planning.
He has an MBA in finance from the University of Madras and is a certified financial planner.
He is the director and chief financial planner at Holistic Investment, a Chennai-based firm that offers financial planning and wealth management advice.... more

Asked by Anonymous - Jun 29, 2025Hindi

I am 35 year old, my family net income is 2 lakhs, have 3 residential old flats , all three are on loan the loan rate is 6.5 percent as they are subsidized and also completely own a plot....the combined circle rate of above properties is 2.5Cr. The combined outstandin loan amount for 3 flats is 1.3Cr. Also have 10 lakh personal loan with 8.5 percent and another 20 lakh with 10.5 percent for duration of 7 years and another loan of 15 lakhs with 9.5 percent for period of 15 years. The income from flats is 25k. Net deductions is around 1.5 lakh and we are left with 50 plus 25 rent, total 75k..in which expenses are 40k and savings are only 35k. NPS contribution on family is around 50 lakhs both being psu employees with 35k contribution to NPS monthly. Am i taking too much stress having high debt to income ratio...or am i on right path...?

Ans: You are 35 years old. Your total family income is Rs. 2 lakh per month. You own 3 old flats (on loan) and one plot (fully owned). Your loan burden is high, with both home and personal loans.

You’re contributing Rs. 35,000 monthly to NPS. You are left with Rs. 75,000 after EMI and deductions. Expenses are Rs. 40,000 and savings Rs. 35,000.

Let us review your situation with care and give complete clarity.

? Family Income and Monthly Flow

– Rs. 2 lakh income is stable and strong.
– You are PSU employees. So job security is high.
– Rent income is Rs. 25,000 per month.
– After EMIs and deductions, you keep Rs. 75,000 monthly.
– This includes the rent inflow.
– Your lifestyle expenses are Rs. 40,000.
– That leaves Rs. 35,000 monthly for savings.
– You are handling things, but pressure is rising.

? Loan Portfolio Evaluation

– Three home loans total to Rs. 1.3 crore.
– Personal loans are another Rs. 45 lakh in total.
– You have Rs. 10 lakh loan at 8.5% interest.
– Another Rs. 20 lakh loan at 10.5% for 7 years.
– One more Rs. 15 lakh loan at 9.5% for 15 years.
– These personal loans carry high interest.
– Your debt to income ratio is very tight.
– Most of your income goes in EMI and NPS.
– High debt can create stress later.

? Real Estate Exposure is Very High

– You have 3 flats already on loan.
– You also own a plot completely.
– Combined circle rate of all is Rs. 2.5 crore.
– But this value is not liquid.
– Real estate gives poor cash flow.
– You earn only Rs. 25,000 rent from three flats.
– That is very low return for such high asset base.
– Flats need maintenance, taxes, and tenant risk.
– Real estate is not suitable for high growth.
– It is also difficult to sell fast in need.
– Avoid adding more property now.
– You are over-exposed already.

? Personal Loans are Draining Your Cash

– Personal loans are expensive.
– Their interest is higher than home loans.
– Their tax benefit is also low.
– First priority should be to reduce these loans.
– Begin with the Rs. 10 lakh loan at 8.5%.
– After that, target Rs. 20 lakh loan at 10.5%.
– Don’t stretch repayment over long term.
– Use any lump sum or annual bonus to reduce this.

? Emergency Reserve is Missing

– No mention of emergency fund in your statement.
– You must have at least Rs. 3–4 lakh in liquid assets.
– This helps during sudden medical, job, or repair issues.
– Emergency fund should be in FD or liquid mutual fund.
– Without this, you may borrow again.
– Create this reserve before making new investments.

? NPS Corpus and Contribution

– Your family NPS corpus is already Rs. 50 lakh.
– Monthly contribution is Rs. 35,000.
– This is good for long-term retirement.
– But NPS is locked till age 60.
– It has very low liquidity.
– You cannot use NPS for education or loan repayment.
– So don’t increase NPS beyond current level.
– Focus now on flexible investments.
– SIPs in mutual funds are better for mid-term goals.

? Real Estate: Capital is Locked

– The Rs. 2.5 crore property value is not usable now.
– You cannot access that money fast.
– Also, rent returns are very low.
– Property resale takes long time.
– Price may not match the circle rate.
– So, don’t count property as investment growth tool.
– Real estate is not productive asset for your case.

? Financial Stress Indicators

– High EMI and low surplus shows financial strain.
– Rs. 1.5 lakh deduction is very high from Rs. 2 lakh income.
– Only Rs. 35,000 is left for saving.
– This is just 17.5% of income.
– Ideally, savings should be above 30–35%.
– Your income is strong, but debt is heavy.
– You are able to manage now.
– But one emergency can shake your plan.

? Steps to Reduce Financial Pressure

– Stop new property purchases immediately.
– Focus only on clearing personal loans first.
– Sell any underused flat if needed.
– Use that to reduce debt sharply.
– A one-time flat sale can free monthly EMI.
– This improves cash flow immediately.
– Also pause all non-essential expenses.
– Control lifestyle for 12–18 months strictly.

? Mutual Funds Can Offer Liquidity and Growth

– You should start monthly SIPs now.
– Actively managed mutual funds are good for growth.
– Index funds only copy the market.
– They offer no risk control in fall.
– Active funds are handled by skilled fund managers.
– They protect downside and capture upside.
– Use regular plans via Certified Financial Planner.
– Direct mutual funds give no emotional support.
– CFP and MFD will guide properly.

? Insurance Planning Must Be Reviewed

– No details given about life or health insurance.
– You must have pure term insurance policy.
– It should be 10–12 times your yearly income.
– Avoid ULIP and investment-insurance mixes.
– Also ensure family has health insurance cover.
– Dependents should not suffer due to loan pressure.
– Insurance gives mental peace during hard times.

? Children’s Future Needs Separate Planning

– If you have kids, education planning is must.
– Don’t use property for education.
– Start SIPs separately for their future.
– Keep it untouched till goal is near.
– Don’t delay children’s SIPs to clear loan.
– Balance both together with help of CFP.

? Debt Reduction Strategy

– Prioritise repayment based on interest rate.
– Begin with highest interest loan.
– Don’t break NPS or PF for loan.
– Use annual income growth to repay faster.
– Explore switching personal loan to lower interest if possible.
– Avoid balance transfer charges or hidden fees.
– Don’t take fresh loans for old loan closure.

? Tax Planning Should Be Aligned

– NPS already covers Section 80C and 80CCD.
– Avoid putting extra money into tax-saving FDs.
– Don’t use insurance for tax saving.
– Use ELSS only through regular route.
– Review tax impact on rental income also.
– CFP will structure this with clarity.

? Real Estate Exit Options

– If one flat is old and unused, consider selling.
– Don’t wait for market peak.
– Selling one flat and closing personal loans is better.
– This improves cash flow every month.
– It also increases peace of mind.
– Discuss exit planning with a CFP.

? Review and Monitor Monthly

– Every month, check EMI and saving ratio.
– Track how much loan is reducing.
– Maintain one personal cash flow sheet.
– This builds discipline and awareness.
– Meet a Certified Financial Planner every 6 months.

? Avoid New Commitments or Expenses

– Don’t upgrade car or home now.
– Don’t plan international travel soon.
– Avoid luxury or social pressure expenses.
– Focus only on stabilising your cash flow.
– In future, you will have flexibility.
– First, reduce debt and build financial strength.

? Mental and Emotional Well-Being

– High loans can impact mental peace.
– You are working hard to manage it.
– A structured plan gives relief and clarity.
– Don’t compare with others.
– Your assets are high but locked.
– Shift focus to cash flow and liquidity now.

? Finally

– Your income is strong. But loan load is very high.
– You are managing, but not freely.
– Your property assets are over-weighted.
– Rent income is not enough for value they hold.
– Sell one property if needed and reduce loan.
– Reduce personal loans first. Then focus on wealth.
– Start SIPs in mutual funds for liquidity and growth.
– Avoid real estate as investment.
– Work closely with a Certified Financial Planner.
– Recheck every 6 months for progress.
– Your peace of mind is also part of your financial health.

Best Regards,
K. Ramalingam, MBA, CFP,
Chief Financial Planner,
www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment

DISCLAIMER: The content of this post by the expert is the personal view of the rediffGURU. Users are advised to pursue the information provided by the rediffGURU only as a source of information to be as a point of reference and to rely on their own judgement when making a decision.