
Hello Sir,
I am 48 years old and have 2 teenage kids, started working right after finishing school.
Currently I am having ~2.8 Cr loans with ~1.25L rent income.
I am holding real estate worth ~11 Cr (flats rented, houses own occupied & empty plots)
I have a PF balance of ~1.2 Cr, Pension policy of ~31L (annuity based, yearly bonus gets added ~6% after tax)
I have different IPO/equities of about ~8L, and MF investment of about ~1L.
I also have about ~60L in company stock which was bought over the time.
I have also committed to pay another 2Cr in payments towards under construction flats (3.3Cr cost)
which are construction linked, and paid some installments already.
My requirements are for retirement & kids' education including graduation.
I am hoping that I will be able to work for another 7 years depending on employment opportunities.
Most of my income is going to EMIs (~50%, although 3 of the loan EMIs are self-sufficient with rent).
As you can see, I am RE heavy, and would like to diversify and invest in MFs etc.
I would like to have about ~1.5L monthly post-retirement and arrange money for the kid's needs.
Please let me know which funds I can invest towards my goals (college/graduation/marriage of kids & retirement)
With different EMIs it is becoming difficult to adjust for emergency needs sometimes & thinking of selling one of the property to pay off some loans.
I do not have separate health insurance, but only a company provided insurance. I have some term insurance.
Please advice.
Thanks.
Ans: You have built a strong foundation through years of effort.
Starting your career early and accumulating high-value real estate, pension, PF, and stocks shows your hard work.
Now the focus should be on balancing your portfolio and preparing for a secure retirement and children’s future.
? Assessment of Current Asset Allocation
– Your portfolio is highly skewed towards real estate.
– Around Rs 11 Cr worth of property holds the majority of your wealth.
– Real estate is illiquid. It can't be used quickly in emergencies.
– EMI burden of Rs 2.8 Cr is very high. Nearly 50% of your income goes to loans.
– Rent from real estate is Rs 1.25L monthly. But not all EMIs are covered from this.
– Some properties are self-occupied or lying vacant. That adds pressure on cash flow.
– Your PF of Rs 1.2 Cr is a strong retirement safety block.
– Pension policy of Rs 31L with 6% post-tax return is slow growing.
– You also have Rs 60L in company stocks and Rs 8L in IPO/equity.
– Mutual fund holding is just Rs 1L. That’s too low for your age and goal.
– You are 48 years old now. You may have just 7 years to build liquidity.
– Children’s education and your retirement need focused capital. Not locked-up wealth.
? Immediate Action Points for Emergency and Loan Pressure
– You mentioned emergencies are hard to handle due to EMIs.
– This is a clear sign of asset-rich, cash-flow-poor situation.
– Sell one property where rent yield is low or appreciation potential is weak.
– Use the sale proceeds to repay at least one high EMI loan fully.
– Focus on closing loans that are not self-funded by rent.
– Freeing up monthly EMI will reduce stress and give breathing space.
– Keep part of sale proceeds in FD or liquid mutual fund as emergency fund.
– Emergency fund must cover at least 6 to 12 months of EMI plus expenses.
– Without this, any sudden issue may break your entire financial structure.
– Don’t delay this decision. Debt stress must be tackled first.
? Health and Term Insurance Gaps
– You have only employer health cover. This is a serious risk.
– If job stops or you retire, the cover goes away.
– Immediately buy a separate health insurance policy for self and family.
– Start with Rs 10L floater. Add top-up of Rs 20L with Rs 10L deductible.
– This gives total protection without high premium.
– Medical inflation is rising fast. Don’t ignore this gap.
– Also check your term insurance coverage.
– It must be at least 10–15 times your annual income.
– This protects your family if something happens before retirement.
– Add accidental and disability rider if not present.
– Insurance is not an investment. It is protection. Keep that clear.
? Handling the Under Construction Property Commitment
– You committed Rs 3.3 Cr towards new flats. Rs 2 Cr is still pending.
– This payment is linked to construction. So outflow is not in one shot.
– But this is a huge financial load over the next 2–3 years.
– Be very cautious about how you fund it.
– If these properties are meant for resale or rental, plan exit carefully.
– Don’t block funds into another immovable, illiquid asset.
– Review the benefit of continuing with all three flats.
– If any flat looks overvalued or delay-prone, exit even if it means loss.
– Delay in completion can derail your retirement and kids’ plans.
– Don’t emotionally hold on to property dreams.
– You need liquidity, not more buildings.
? Plan for Retirement – Targeting Rs 1.5L Monthly
– You want Rs 1.5L per month post-retirement.
– That equals Rs 18L per year in future terms.
– You have 7 years to build a stable income source for 25–30 years post-retirement.
– Real estate cannot support this alone. Rentals don’t rise with inflation.
– Liquidity is key. Shift wealth to flexible, tax-efficient options.
– Start monthly SIP in actively managed mutual funds via regular plan route.
– Don’t invest in direct plans. They don’t provide reviews or support.
– Don’t choose index funds. They lack downside protection and can fall badly.
– You need portfolio rebalancing and goal alignment every year.
– Only actively managed funds give that advantage.
– Use a certified financial planner to set SIPs based on future income needs.
– Mix large-cap, flexi-cap and hybrid equity funds.
– Add conservative hybrid fund or debt fund bucket from year 5 onwards.
– Gradually reduce equity exposure 2 years before retirement.
– Shift SIPs to retirement-focused funds in later years.
– Keep PF corpus untouched until retirement. It gives tax-free returns and safety.
– Plan staggered withdrawals from mutual funds after retirement.
– Don’t withdraw lump sum. Use SWP (Systematic Withdrawal Plan) smartly.
? Funding Children’s Higher Education
– Kids are teenagers now. Graduation and higher education is your near-term goal.
– Estimate cost and year of admission for both children.
– Create a separate education goal corpus for each child.
– Sell or partially redeem some company stock or equity holding.
– Reinvest that into mutual funds earmarked for kids’ education.
– Don't use pension policy or PF for this goal.
– Choose goal-based mutual funds based on timeline.
– For under 3-year horizon, use conservative hybrid or short-duration funds.
– For 3–5 years, use hybrid equity-oriented funds.
– For above 5 years, equity funds with large-cap and flexi-cap exposure are suitable.
– Start SIP or STP from liquid fund to manage volatility.
– Don’t depend on real estate for kids’ education. It may not sell in time.
– Also avoid education loans if possible. They reduce post-retirement flexibility.
? IPO, Stock, and Equity Holdings
– Your current equity stocks and IPOs are around Rs 8L.
– These can be volatile. Do regular reviews to assess risk.
– Don’t depend heavily on company stock either.
– Your Rs 60L in company stock is a concentration risk.
– Diversify it gradually into mutual funds.
– Redeem in phased manner to avoid tax impact.
– Remember new mutual fund tax rules:
LTCG above Rs 1.25L taxed at 12.5%
STCG taxed at 20%
– Plan redemptions smartly to reduce tax liability.
– Company shares may not be liquid or may fall in tough times.
– Mutual funds are more flexible and diversified.
? Starting Your Mutual Fund Journey
– Start with regular plans only. Don’t go for direct plans.
– Direct plans lack guidance and proper risk management.
– Regular plans with certified financial planner help you stay on track.
– Actively managed funds give higher potential and expert handling.
– You need SIPs aligned to your goals – retirement and education.
– Label SIPs separately for kids and self.
– Rebalance portfolio every year to align risk and returns.
– Add a hybrid mutual fund as you near retirement.
– Don’t stop SIP during market fall. That’s when you accumulate better units.
– Mutual funds are your liquidity builder. Give them the focus now.
? Final Insights
– Your real estate success is the foundation.
– Now you must balance it with liquidity and flexibility.
– Sell one low-performing property. Use it to close loan and create emergency fund.
– Start investing monthly in mutual funds for both retirement and kids’ future.
– Don’t buy more real estate. Don’t delay mutual fund entry.
– Take health insurance immediately.
– Diversify out of company stock. Don't over-concentrate.
– Track each goal with its own investment plan.
– Use mutual funds to create cash flow post-retirement.
– Avoid index funds. Stick to active mutual funds through regular plans.
– Involve a certified financial planner to manage, track and adjust each year.
– You are close to financial freedom. A few bold actions now can make it real.
Best Regards,
K. Ramalingam, MBA, CFP
Chief Financial Planner
www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment