I am 32 years old with monthly income of 80,000. I have a home loan of 23 lakhs with EMI 24,000. I have another loan for a commercial property of 33 lakhs with EMI 31,000. Along with it, I have a gold loan of 5 lakhs. Also, I am in a rented place where rent is 18,000. Currently, I am only paying EMIs and my spouse pays for household expenses. I only have 1 lakh rupees in FD. I request your help in further planning to reduce debt or increase investments.
Ans: You are 32 years old with stable income.
You are managing high loan EMIs regularly.
This shows good discipline and financial responsibility.
But right now, your cash flow is tight.
Debt is eating most of your income.
There is no space for savings or investment.
This needs immediate planning and careful correction.
Let us look at your financial situation in detail.
Then we will create a practical action plan.
Income and Loan Outflow Analysis
Your monthly income: Rs.80,000
Home loan EMI: Rs.24,000
Commercial loan EMI: Rs.31,000
Gold loan EMI: Not mentioned, but assumed EMI for Rs.5 lakh loan
House rent: Rs.18,000
Household expenses: Paid by your spouse
Savings: Rs.1 lakh in fixed deposit
From this, we can assess:
Loan EMIs alone are Rs.55,000 or more
Rent is Rs.18,000
Total fixed outgo is Rs.73,000+
Remaining cash flow is just Rs.7,000 or less
That means you are under financial pressure.
You cannot invest or save regularly.
That also increases financial stress.
Let us fix this situation step-by-step.
Step 1: Understand Loan Type and Value
You have three loans currently:
Home loan: Rs.23 lakhs
Commercial property loan: Rs.33 lakhs
Gold loan: Rs.5 lakhs
Gold loan usually has short tenure.
Its interest is also higher.
Commercial loan may not give tax benefit like home loan.
So this structure needs change.
You are paying nearly 70% of your income to EMIs.
This is too high.
Safe EMI-to-income ratio is 40%.
So reduction of debt is the top priority.
Step 2: Emergency Fund Creation
You have Rs.1 lakh in FD.
That is not enough as emergency fund.
You must build 4 to 6 months of EMI buffer.
That means Rs.2.5 lakhs minimum in emergency fund.
Emergency fund gives safety.
It avoids more loans in case of job loss or crisis.
Ways to increase emergency fund:
Use bonuses or incentives
Temporarily reduce other spends
Save tax refunds or gifts
Pause non-essential spending
Keep this fund in a liquid instrument.
Do not break it unless emergency comes.
Step 3: Evaluate Gold Loan for Fast Closure
Gold loan has higher interest.
It may be around 10% to 14% per annum.
Also, gold is a family asset.
It should not be under debt for long.
Steps to reduce gold loan:
Stop luxury spends till gold loan is cleared
Use future bonus to prepay
Explore restructuring with lower EMI
Use idle savings of spouse, if possible
Clearing gold loan will reduce mental pressure.
And give you small extra savings monthly.
Step 4: Commercial Loan Needs Rethink
Commercial property is not for self-use.
Rental income from it (if any) is not mentioned.
If it’s not generating income, it is a big burden.
You are also staying in a rented house.
But paying EMI for two loans.
This is not an efficient use of cash flow.
Suggestions:
If commercial property is not earning rent, consider selling it
Or explore loan transfer to lower interest
Can also check partial repayment options
If value is high, prepay part and reduce EMI
Taking action here will ease your monthly stress.
You can then free cash for other goals.
Step 5: Use Structured Budget to Create Surplus
Your income is fixed, but you can cut expenses.
Every rupee saved is future wealth.
You need monthly surplus of at least Rs.5,000.
Ideas to cut cost:
Reduce eating out, vacations, impulse spends
Share ride to office, cut fuel bills
Switch to cheaper data plans and subscriptions
Buy in bulk for groceries
Track all spends for 3 months.
You’ll find many small savings.
Together they will create a surplus.
Step 6: Insurance and Risk Coverage
If you are repaying loans, then insurance is important.
You must protect your family from loan burden.
Check these points:
Do you have a term insurance of Rs.50 lakhs or more?
Does your spouse have life cover too?
Do you have health insurance outside employer policy?
If not, get a term plan now.
Not ULIP or endowment policy.
Only pure term insurance with low premium.
Health cover should be Rs.5 lakhs minimum.
Don’t rely only on company plan.
Medical bills can ruin your budget.
Step 7: Investment Plan After Debt Control
You are not able to invest now.
But once gold loan is closed and surplus is built, start SIP.
Start small with Rs.2000 SIP.
Later, increase step-by-step.
SIP must be in actively managed regular funds.
Avoid direct funds unless supported by a Certified Financial Planner.
Direct plans give no human guidance.
No help during market crash or recovery.
This causes panic and wrong exits.
Regular plans with a CFP give:
Behavioural guidance
Portfolio review
Fund switch advice
Tax-efficient withdrawal strategy
Also avoid index funds now.
Index funds just copy index.
They cannot beat market.
They fall when market falls.
And give no protection during crisis.
Instead, active funds are better:
Fund manager makes timely decisions
Better sector rotation
Better recovery in falling market
Potential to beat index return
So once your EMI load reduces, focus on regular active fund SIP.
Start small but stay consistent.
Step 8: Long-Term Goals Planning
You are just 32 now.
Your retirement is far, but you must plan today.
List out future goals:
Children’s education
Spouse’s financial freedom
Emergency reserve
Retirement at 55 or 60
Once your debt burden is low, make separate investments for each goal.
Use SIP and lump sum together when possible.
Also review your loans and investments once every year.
Do this with a Certified Financial Planner.
It brings professional discipline and clarity.
Finally
You are managing your debt well with discipline.
But your cash flow is fully locked in EMIs.
There is no breathing room for growth or emergencies.
This is a risk to your long-term goals.
So your focus should be on reducing loan pressure first.
Take below actions in order:
Build emergency fund of Rs.2.5 lakhs
Repay gold loan within 6 months
Explore options for commercial loan (sell, refinance, reduce EMI)
Take term insurance and medical cover
Start SIP after freeing up at least Rs.5,000 monthly
Avoid direct funds, index funds, ULIPs, and real estate as investment
With a clear roadmap and yearly review, you can grow steadily.
Slow and structured steps will build financial strength.
Your current situation is tough, but fixable.
With a Certified Financial Planner, you will stay on track.
That guidance is the most powerful support for your journey.
Best Regards,
K. Ramalingam, MBA, CFP,
Chief Financial Planner,
www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment