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Should I sell my flat in a Tier 1 city before moving to a Tier 2 city?

Milind

Milind Vadjikar  |598 Answers  |Ask -

Insurance, Stocks, MF, PF Expert - Answered on Sep 18, 2024

Milind Vadjikar is an independent MF distributor registered with Association of Mutual Funds in India (AMFI) and a retirement financial planning advisor registered with Pension Fund Regulatory and Development Authority (PFRDA).
He has a mechanical engineering degree from Government Engineering College, Sambhajinagar, and an MBA in international business from the Symbiosis Institute of Business Management, Pune.
With over 16 years of experience in stock investments, and over six year experience in investment guidance and support, he believes that balanced asset allocation and goal-focused disciplined investing is the key to achieving investor goals.... more
Asked by Anonymous - Sep 17, 2024Hindi
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Hi , I am 45 yr old, two daughters aged 13,10. My asset are a flat worth 1.75 cr, stocks ,85lacs, PPF- 20lacs, PF 40 lacs, MF -5 lacs, and my has a investment of 15 lacs in equity and 10 lacs in MF. We own two parcels of land worth 75 lacs. We don't have any loans and we take home 3.75 lacs. I am moving to tier 2 city, and moving to a rental property. My flat is 20 yr old and it has reached its full value depending on the area. I want to sell my flat and invest the proceedings into MF for a period of 4-5 yrs before buying a house in tier 2 city. Is it advisable to sell it. The flat is tier 1 city and I don't live inthat city

Ans: I propose that you estimate the long term(assumed) capital gain tax liability that may arise after sale of this flat considering indexation or without indexation as is optimal for you. Next consider the future redevelopment potential in the tier-1 city particularly in the area where you have the flat. Another point to be borne in mind is if your daughters need to move to tier-1 city in future for better coaching, education, prospects then this aspect needs to be considered. If you still want to sell the flat then time it in such a way when you want to buy new residential property in tier2 city because you can utilise all your gains here without paying any capital gain tax(Section 54 of Income tax act allows exemption subject to conditions) and/or buying section 54 EC Capital Gain bonds to save LTCG payment(50L per FY limit & 6 months within sale of property subject to eligibility).

Unless you have strong knowledge of markets or an investment advisor to assist you, I would recommend you to redeem your(family) stock holdings(subject to high volatility and needs regular monitoring) of 85L+15L and invest it in a staggered manner into equity savings and value focussed balanced advantage fund for horizon of 4-5 years.

*Investments in mutual funds are subject to market risks. Please read all scheme related documents carefully before investing

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Happy Investing!!
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.
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Mahesh

Mahesh Padmanabhan  | Answer  |Ask -

Tax Expert - Answered on May 20, 2023

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Sir, On 14-June 1994, I acquired a flat (tenement) in my own name for Rs. 2,98L. In April 2015, I had to spend Rs. 4.15L on general renovation of this flat. Now, I plan to sell this tenement and wish to invest its sale proceeds within two years of the sale in buying a ready possession flat in another city. My queries are follows: 1. Can I invest the sale proceeds in buying two flats in the same society of the new city or do I have to necessarily invest in one property only? 2. Can I add the name of my spouse and my son also as co-owners in the new property(s) even if their financial contribution is nil? 3. Can I add the name of my spouse and my son also as co-owners in the new property(s) in case they also partially contribute financially in the purchase of the new flat(s)? 4. What is the present applicable Indexed Cost of the flat planned to be sold by me?
Ans: Hi Thomas
As the base year for Cost Inflation Index (CII) has been reset to 2001, you may need to get a valuation done through an approved valuer to identify the value as on April 1, 2001. If this value is higher than Rs. 2.98 Lakhs then you could use that as the cost.

As regards the general renovation amount spent, it may not be allowed to be added as cost of the property as generally tax officers are not dispensed to allow it.

W.R.T. your decision to reinvest in a ready possession flat within 2 years, please note that if this investment is extending beyond 6 months OR due date for filing your tax returns (whichever is earlier), you would need to open a Capital Gain Account Scheme (CGAS) account with a nationalized bank and park the capital gain amount in it for reinvestment.

Now answering your queries

Query 1 - If the capital gain amount does not exceed Rs. 2 Crores then you could reinvest in 2 residential units. This however is a one time option and cannot be used again in any other year.

Query 2 - Yes you could add their names but they would be treated as name-sake owners and for all purposes of taxation, you would be taxed singly.

Query 3 - You can add their name as proportionate owners to the value of their contribution. The taxation of income in that case would be based on their contribution

Query 4 - The answer to this would depend on the valuation report. Nevertheless, you could derive the indexed cost yourself by multiplying a factor of 3.48 to the cost. An example would be as follows:

Suppose the cost is Rs. 2.98 Lakhs
Indexed cost would be Rs. 2.98 Lakhs x 348 / 100 OR 2.98 Lakhs x 3.48 = Rs. 10.37 Lakhs

..Read more

Ramalingam

Ramalingam Kalirajan  |6995 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Aug 12, 2024

Asked by Anonymous - Aug 02, 2024Hindi
Money
Hello , I am 42 years old, I am owning 2 flats 2bhk and 2.5bhk, I have 70Lacs in mutual funds and 40 Lacs in pf and Loan rs 40 lacs. In my building resale flat is coming to sell worth rs 85L. Is it worth to buy third flat by putting all Mutual fund money?
Ans: Your interest in expanding your real estate portfolio demonstrates a strong awareness of investment opportunities. However, purchasing a third flat using your mutual fund investments requires careful consideration of the potential impact on your overall financial health. Let’s explore the implications in detail.

Current Financial Situation
Asset Overview:
You currently own two residential flats, a significant investment in real estate. Additionally, you have Rs. 70 lakhs in mutual funds and Rs. 40 lakhs in your provident fund. You also have a Rs. 40 lakh home loan, which is an ongoing liability.

Diversified Portfolio:
Your assets are spread across different investment classes—real estate, mutual funds, and provident fund. This diversification is vital in managing risk and ensuring that you have a balanced approach to wealth creation.

Evaluating the Impact of Liquidating Mutual Funds
Risk of Over-Concentration:
If you decide to liquidate your mutual funds to purchase the third flat, it will significantly increase your exposure to real estate. While property can appreciate over time, having too much of your wealth tied up in one asset class could expose you to higher risks, particularly in a fluctuating real estate market.

Loss of Liquidity:
Mutual funds, especially equity mutual funds, offer the advantage of liquidity. You can easily access your funds in times of need, which provides financial flexibility. Real estate, on the other hand, is an illiquid asset. Selling a property takes time and might not fetch the desired price, especially in a market downturn.

Opportunity Cost:
By using all your mutual fund money to buy another flat, you may miss out on potential market gains. Mutual funds, particularly those invested in equities, have historically provided higher returns over the long term. This could be a missed opportunity for wealth accumulation, especially if the real estate market underperforms.

Considering the Existing Loan
Financial Burden:
You currently have a Rs. 40 lakh loan. Adding another property by liquidating mutual funds might increase your financial obligations. Even if you manage to avoid taking a new loan, the pressure to maintain cash flow for property-related expenses (like maintenance, taxes, and potential renovation) could strain your finances.

Debt Management:
It’s essential to consider how the existing loan and potential expenses on a new property will affect your long-term financial goals. Increasing your liabilities might limit your ability to invest in other asset classes that offer growth potential and liquidity.

Real Estate vs. Mutual Funds
Concentration Risk:
Owning three flats means a large portion of your wealth is concentrated in real estate. This increases your exposure to risks like market downturns, changes in property laws, and other uncertainties. Diversification across asset classes helps in managing these risks better.

Maintenance and Costs:
Real estate investments come with ongoing costs such as maintenance, property taxes, and potential repairs. These expenses can eat into your rental income and overall return on investment. Unlike mutual funds, where the cost of investment is relatively low and predictable, property-related costs can be variable and sometimes unexpected.

Growth Potential:
Mutual funds, especially equity-oriented ones, have a track record of delivering higher returns over the long term. These returns come with market-linked risks, but the potential for growth is significantly higher compared to real estate. Additionally, the power of compounding in mutual funds can help in wealth creation over time, something that real estate investments may not offer to the same extent.

Alternative Strategy
Balanced Investment Approach:
Instead of fully liquidating your mutual funds, consider maintaining a diversified portfolio. A balanced approach could involve keeping a portion of your mutual fund investments while exploring partial financing options if you are keen on purchasing the third flat. This allows you to retain some liquidity and potential for growth.

Debt Fund Investments:
If you prefer low-risk investments, consider allocating some funds to debt mutual funds or bonds. These options offer steady returns with lower risk and can be an alternative to putting all your money into another property. Debt funds also offer better liquidity compared to real estate.

Enhanced Mutual Fund Portfolio:
If the primary concern is to optimize returns, you could consider enhancing your mutual fund portfolio by increasing your investment in equity funds or diversifying into balanced funds. These options provide a mix of growth and stability, aligning with your long-term financial goals.

Leveraging Current Assets:
You could explore leveraging your current assets, like taking a loan against your mutual funds or provident fund, to finance part of the property purchase. This way, you retain ownership of your mutual fund investments while acquiring the new property.

Final Insights
Buying a third flat by liquidating your mutual funds is a significant financial decision that could alter your overall financial landscape. While real estate has its benefits, the concentration of wealth in one asset class and the potential loss of liquidity and growth opportunities should be carefully weighed. A more balanced approach—retaining investments in mutual funds while exploring other options—could provide greater financial security and flexibility. Consulting a Certified Financial Planner (CFP) will further help in aligning your investment strategy with your long-term financial goals.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in

..Read more

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Ravi Mittal  |403 Answers  |Ask -

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Ramalingam Kalirajan  |6995 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Nov 08, 2024

Asked by Anonymous - Nov 08, 2024Hindi
Money
Iam under debt of Rs 10lac and my salary is 23k per month. How to come out from debt and i need to get debt free. So, please guide me.
Ans: Being in debt can be overwhelming, especially on a limited monthly income. But with disciplined planning and commitment, you can gradually achieve financial freedom. Here’s a detailed guide to help you pay off your Rs 10 lakh debt and build a stable financial foundation.

Step 1: Calculate Your Monthly Expenses and Set a Budget
Start by understanding your cash flow. Track every expense to get a clear picture of your spending.

Essential Expenses: These include rent, food, utilities, and any other basic needs.

Discretionary Expenses: Cut back on non-essentials like dining out, entertainment, and shopping.

Savings and Debt Repayment: Dedicate any amount left after essential expenses towards debt repayment.

Tip: Keep a written budget or use a mobile app to monitor your expenses. Reducing discretionary spending will help increase the amount available for debt repayment.

Step 2: Increase Income if Possible
Boosting income, even slightly, can significantly accelerate debt repayment. Here are some ideas:

Freelance or Part-Time Work: If possible, look for freelance work in areas you’re skilled in, like writing, tutoring, graphic design, or programming.

Overtime or Extra Shifts: If your employer offers overtime, consider taking it on to increase your income.

Sell Unwanted Items: Sell items you no longer need, such as electronics, clothes, or furniture, to generate additional cash.

Increasing your income, even temporarily, can help you pay off your debt faster.

Step 3: Create a Debt Repayment Plan
List all your debts, including outstanding amounts, interest rates, and due dates. Here are two strategies for paying them off:

Snowball Method: Pay off smaller debts first to gain momentum, then tackle larger ones. This provides psychological motivation by clearing debts faster.

Avalanche Method: Focus on debts with the highest interest rates first. This method saves more on interest in the long term.

Choose the strategy that suits you best and start making extra payments each month.

Step 4: Prioritize High-Interest Loans and EMI Payments
Debt with higher interest can escalate quickly, so prioritize clearing them first. Some common examples include:

Credit Card Debt: If part of your debt is on credit cards, try to pay it down as quickly as possible. Credit card interest rates are often the highest.

Personal Loans: If your Rs 10 lakh debt includes high-interest loans, prioritize these over lower-interest obligations.

Contact your creditors to explore if they can reduce your interest rate temporarily. Any reduction helps ease the debt burden.

Step 5: Consider Debt Consolidation Options
Debt consolidation combines multiple loans into a single, lower-interest loan, making it easier to manage. Options include:

Personal Loans: Look for a lower-interest personal loan to pay off existing debts. This can reduce the overall interest burden.

Balance Transfer: If a major portion of your debt is on a credit card, look for a card offering a low or zero-interest balance transfer option.

Be cautious of fees associated with consolidation options and make sure to do thorough research. Consolidation can simplify payments and potentially save you money on interest.

Step 6: Start a Small Emergency Fund
While repaying debt is crucial, having a small emergency fund (around Rs 5,000–Rs 10,000) can help you avoid additional debt. This fund is for unexpected expenses like medical emergencies or car repairs.

Building a small emergency cushion ensures you don’t rely on credit if unplanned expenses arise. Once your debt is cleared, you can gradually build a larger emergency fund.

Step 7: Avoid Taking on New Debt
Avoid credit cards, loans, or any new debt until you’ve repaid the current amount. New debt will delay your goal of becoming debt-free.

Instead of borrowing, prioritize saving for any purchases. Practicing patience with spending decisions will help prevent additional debt.

Step 8: Automate and Regularize Payments
Set up automated payments for your debt EMIs and monthly bills. Automation helps prevent missed payments, which can incur penalties and hurt your credit score.

If automated payments aren’t possible, set reminders to ensure timely payments.

Step 9: Track Progress and Stay Motivated
Track your progress each month and celebrate small wins, such as reaching specific milestones in debt reduction.

Seeing your debt balance decrease, even gradually, can keep you motivated.

Step 10: Seek Professional Guidance If Needed
If you feel overwhelmed, consider seeking guidance from a Certified Financial Planner (CFP). They can help you devise a structured plan tailored to your specific financial situation.

A CFP can also provide personalized advice on managing and reducing debt efficiently.

Finally
Your determination to achieve a debt-free life is commendable. By following these steps and staying disciplined, you’ll gradually pay off your debt and move toward financial freedom. Remember, small steps today will lead to a financially secure tomorrow.

Best Regards,

K. Ramalingam, MBA, CFP

Chief Financial Planner,

www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment

...Read more

Ramalingam

Ramalingam Kalirajan  |6995 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Nov 08, 2024

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Dear sir/Ma'am, I want to invest long term mutual fund for my daughter marriage. She is now 15 years old and i want to invest for 10 years, please advised me which mutual fund best for me. My monthly investment amount is Rs. 5000.00/- please reply soon as soon possible.
Ans: Investing for your daughter's marriage is a thoughtful goal. With 10 years to grow your investment, mutual funds offer a practical approach to help achieve this objective. A disciplined investment of Rs 5000 per month can build a substantial corpus over time. Here’s a comprehensive guide to structuring this investment for long-term success.

Choosing the Right Type of Mutual Funds
For a 10-year horizon, equity mutual funds are suitable. They have the potential for higher returns over time. Considering a diversified mix of equity categories could balance growth with stability.

Equity-Oriented Funds: With their higher growth potential, equity funds can be ideal for long-term goals like marriage. Large-cap funds or diversified equity funds with a mix of large- and mid-cap investments can provide relative stability.

Balanced or Hybrid Funds: These funds allocate a portion to both equity and debt. This approach reduces risk while still capturing growth. Hybrid funds could be a good option to add stability.

Avoid Index Funds: While index funds are popular, they lack flexibility in managing market changes. Actively managed funds, however, allow fund managers to navigate market fluctuations, potentially offering higher returns.

Benefits of Regular Funds vs. Direct Funds
When considering direct funds, you miss out on expert guidance, which is vital for long-term investments. Regular funds through a Certified Financial Planner (CFP) ensure you get continuous support, fund reviews, and performance tracking. They help rebalance your portfolio when required, maximizing your returns and managing risks effectively.

SIP (Systematic Investment Plan) for Steady Growth
Setting up a monthly SIP of Rs 5000 is a practical approach. SIPs allow you to invest consistently, regardless of market highs and lows, which averages out costs over time. This approach, known as “rupee cost averaging,” helps reduce the impact of volatility.

Tax Implications on Mutual Fund Investments
Understanding tax rules on mutual funds is important.

Equity Mutual Funds: Gains above Rs 1.25 lakh attract a 12.5% tax on Long-Term Capital Gains (LTCG). Short-Term Capital Gains (STCG) are taxed at 20%.

Debt Mutual Funds: Both STCG and LTCG are taxed based on your income tax slab.

These tax rates are subject to change, so it’s crucial to monitor tax policies periodically. You may consult a tax advisor for updates and efficient tax planning.

Key Investment Tips to Reach Your Goal
Consistency: Stay disciplined with your SIPs to leverage compounding. Missing contributions can reduce the growth potential.

Regular Monitoring: Review fund performance at least once a year. This ensures the selected funds are meeting your expectations and objectives.

Professional Guidance: Consult a CFP periodically to align your investments with your financial plan. They can advise on any required adjustments to optimize your portfolio.

Adjusting for Inflation and Goal Cost
Over time, inflation will impact the cost of your daughter’s marriage. Your CFP can help you estimate the future value and adjust your SIP amount if needed. Gradually increasing the SIP amount can help you meet the target despite inflation.

Final Insights
Your commitment to this goal is commendable. By selecting the right mix of funds, maintaining discipline with SIPs, and staying informed on tax and fund performance, you’ll be well on your way to achieving the desired corpus for your daughter’s marriage.

Invest with confidence, plan regularly, and stay on track toward building a secure financial future for your family.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment

...Read more

Radheshyam

Radheshyam Zanwar  |1033 Answers  |Ask -

MHT-CET, IIT-JEE, NEET-UG Expert - Answered on Nov 08, 2024

Asked by Anonymous - Nov 08, 2024Hindi
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Career
Hello! I am looking to change my career. Currently, I work as a DTP Operator and Graphic Designer in my maternal uncle's offsset printing press business. My father passed away 8 years ago, so my maternal uncle has taken on the responsibility of me, my mother, and my brother. I have been working under them for the past 5 years as a favor of them. However, there has been no financial growth or development in my current position. But maternal uncle asks me to continue to work with them as their childrens are out of their Offset Printing profession. So they expect me to handle the business in future. But this will not happen. Also I'm not sure of the future scope of Offset Printing Press profession due to digitization. Though my mind is telling me to change profession, as of my financial condtion is weak I would have to start again from zero. I am feeling unsure about what to do?
Ans: Hello.
Presently you are working as a DTP operator and Graphic Designer with your uncle. It seems that due to financial problems, your uncle might be taking undue advantage of your situation and taking it granted that you must work for him and his printing press as a bull for 24x7. You said, your uncle's children are not interested in running the printing press. Hence he is expecting to handle the business in the future. I think this is a golden time to negotiate with your uncle from a business point of view and put some terms and conditions in front of him. You must overtake the printing press fully in your control and share some part of the profit with him. Remember, you are young, have solid experience of 5 years and the most important thing is that, your uncle is not dependent on you only. This makes the situation in your favor. If your uncle is not ready to hand over the printing press business to you, then you have an option to search for another job and tell your uncle also in this regard. I can fairly say, your uncle will not think to lose you under any condition. In life, nothing is impossible, With the hands-on experience of 5 years, you may job in an advertising company and a reputed publishing house. Related to your insecurity feeling, even though you are working with your uncle, you are feeling insecure. Hence either force your uncle to accept your terms and conditions or leave him without any hesitation. Try with new people, new organizations, and new opportunities. A little change will make a big change in your life.
Best of luck for your bright future.

If satisfied, please like and follow me.
If dissatisfied with the reply, please ask again without hesitation.
Thanks.

Radheshyam

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DISCLAIMER: The content of this post by the expert is the personal view of the rediffGURU. Investment in securities market are subject to market risks. Read all the related document carefully before investing. The securities quoted are for illustration only and are not recommendatory. Users are advised to pursue the information provided by the rediffGURU only as a source of information and as a point of reference and to rely on their own judgement when making a decision. RediffGURUS is an intermediary as per India's Information Technology Act.

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