Hi,I am currently 38 years of age & NRI. I had brought a property in 2012 for 35 lacs and cleared the loan in 2022. Eventually I paid in total 48lacs on the same (+interest). Currently that property is almost at the same price of 35lacs which didnt appreciate due to many other factors/challenges in the neighbourhood. I want to know if its wise to sell this property (curently at a loss of 18lacs) and invest in Mutual funds as lump sum? I do have MF savings of 16lacs so far and do around 25k per month. Let me know which MF to select if we decide to invest the fund due to selling of loss asset

Ans: You have invested Rs. 35 lakhs in a property, cleared the loan in 2022, and paid a total of Rs. 48 lakhs, including interest. The property value has not appreciated as expected, and is currently worth Rs. 35 lakhs. You are considering selling this property at a loss of Rs. 18 lakhs and investing the proceeds in mutual funds.

Key Points to Consider

Loss on Property Investment: The property is currently not providing any significant returns and the market value remains stagnant. While real estate often provides long-term growth, factors such as location, neighborhood challenges, and market conditions can impact its appreciation.

Mutual Funds as an Alternative: Mutual funds, particularly equity funds, can offer a higher potential for growth over time. However, they come with volatility. Over a long-term horizon (10+ years), they tend to outperform traditional investments like real estate.

Current Mutual Fund Investments: You already have Rs. 16 lakhs in mutual funds and are investing Rs. 25,000 monthly. This shows a healthy commitment to growing your wealth through equity markets.

Evaluating the Option to Sell the Property

Opportunity Cost: By holding onto the property, you risk tying up Rs. 35 lakhs in an asset that is not appreciating. The potential growth from mutual funds could help you achieve better returns over time, especially if you are in your prime earning years and looking at a long-term investment horizon.

Tax Implications: Selling the property at a loss may allow you to offset some future capital gains tax on other investments. However, do note that any losses on property investments are not directly tax-deductible against other income sources like mutual funds.

Risk Diversification: By moving out of real estate, you can diversify your portfolio and reduce concentration risk. Mutual funds can give you exposure to multiple sectors and asset classes, which is not possible with a single property investment.

Recommended Approach for Investing the Proceeds

If you decide to sell the property and invest the proceeds in mutual funds, here are some suggestions for allocating your Rs. 35 lakhs and Rs. 16 lakhs savings:

Debt Mutual Funds (20-30% of Total Investment):

These provide stability to your portfolio, especially during market downturns.
You could allocate Rs. 7-10 lakhs to high-quality corporate bond funds or dynamic bond funds.
Debt funds are less volatile but give reasonable returns compared to traditional fixed deposits.
Equity Mutual Funds (50-60% of Total Investment):

Since you are looking for long-term growth, equity funds would form the core of your portfolio.
Diversifying across large-cap, mid-cap, and flexi-cap funds will offer you a balanced mix of growth and stability.
Invest around Rs. 18-21 lakhs in well-managed actively managed funds.
Avoid direct plans; opting for regular plans through an MFD with a CFP credential ensures better fund selection, timely advice, and rebalancing.
Hybrid Funds (10-20% of Total Investment):

These funds invest in both equity and debt, offering a balance between growth and stability.
You can allocate Rs. 3.5-7 lakhs to balanced advantage funds or multi-asset allocation funds.
These are suitable for those who seek equity exposure but with reduced risk due to the debt component.
Why Actively Managed Funds Over Index Funds?

Flexibility: Actively managed funds can adapt to changing market conditions. Fund managers actively pick stocks based on their analysis, which can result in higher returns during volatile periods.

Risk Management: Active managers can reduce risk by making tactical decisions, such as moving to safer stocks in a downturn or adding high-growth stocks in a bull market.

Tax Efficiency: Active fund managers often follow tax-efficient strategies like capital gain management, which could help optimize your tax liabilities over time.

Higher Returns Potential: While index funds track the market, actively managed funds can outperform by selecting high-quality stocks and bonds that are expected to outperform in the market.

How to Approach the Investment Horizon?

Investment Horizon of 10-15 Years: With this long-term horizon, your focus should be on growth rather than short-term fluctuations. Equity funds have historically given significant returns over 10+ years, and you should expect similar outcomes.

Regular Review: Even though you are investing for the long term, it is important to periodically review your portfolio. You should consider rebalancing it based on market performance, asset allocation, and financial goals.

Final Insights

Selling the property at a loss could free up funds for better diversification and higher growth opportunities. Investing in mutual funds gives you the opportunity to access a wider range of assets and sectors, reducing risk and increasing the chances of long-term wealth accumulation. By strategically allocating across debt, equity, and hybrid funds, you can balance risk and growth.

This approach will better align with your financial goals, providing you with more flexibility and potentially higher returns.

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