68-Year-Old Investor Asks: Is It Wise to Use Equity as Collateral for Apartment Construction?

Ans: Current Financial Situation
Assets
Stocks: Rs 1.40 crores
PPF: Rs 20 lakhs
EPF: Rs 25 lakhs
SGBs: Rs 20 lakhs
Mutual Funds: Rs 20 lakhs
Real Estate: Rs 55 lakhs (purchase value) with an outstanding loan of Rs 24 lakhs
Income and Investment Capacity
Monthly Available for Investment: Rs 1.5 lakhs
Job Security: At risk, with potential job loss in 8 months
Goals and Questions
Purchasing a House for Rs 1.60 Crores
You plan to buy a second house for Rs 1.60 crores. You are considering selling your current house and using the proceeds, along with your investments, to fund the purchase.

Key Questions
Should I purchase the house for staying at 58 years if job is not secure?
Should I sell the first house and use the proceeds for the second house, or invest in mutual funds and withdraw from the corpus?
Should I sell part of my stocks to pay for the second house, or keep the proceeds in mutual funds and use SWP?
Should I move some stock investments to mid-cap and small-cap mutual funds?
Is it better to invest Rs 50 lakhs in small and mid-cap funds across 2 or 4 funds?
Detailed Analysis
Purchasing the House
Job Security and Financial Stability
Given the potential job loss, ensure financial stability first. Buying a house worth Rs 1.60 crores may strain your finances if your job is at risk.

Using Proceeds from the First House
Selling the First House
Proceeds: Selling the first house can get you Rs 35-40 lakhs after paying off the loan. This can be used towards the purchase of the second house.
Investing in Mutual Funds
Investing Proceeds: If you invest the proceeds in mutual funds, you can withdraw through a Systematic Withdrawal Plan (SWP) to fund the second house. This approach can offer better returns compared to keeping the funds idle.
Selling Stocks for the Second House
Selling Stocks
Partial Sale: Consider selling part of your stock portfolio. This can provide liquidity for the house purchase. However, do not liquidate all stocks, as they offer growth potential.
Investing in Mutual Funds
SWP Strategy: Transfer the sale proceeds to mutual funds and use an SWP for steady payments towards the house. This offers tax efficiency and better returns.
Stock Portfolio Adjustment
Current Returns
Returns: Your stocks have given 10-15% returns over the last two years. This is a decent performance.
Diversifying to Mutual Funds
Reallocation: Moving 40-50% of your stock investments to mid-cap and small-cap mutual funds can diversify your risk and offer higher growth potential.
Investment in Mid-Cap and Small-Cap Funds
Number of Funds
4 Funds Approach: Invest Rs 50 lakhs across 4 funds (2 in mid-cap and 2 in small-cap). This diversifies your risk and provides exposure to different fund management styles.
Recommendations
Prioritise Financial Stability
Ensure you have enough liquidity and emergency funds, given your job risk.
Avoid making large financial commitments like purchasing a new house if job security is uncertain.
Using First House Proceeds
Sell your first house and use the proceeds towards the second house.
If not buying immediately, invest the proceeds in mutual funds and use SWP for payments.
Managing Stock Investments
Sell a portion of your stocks to generate liquidity.
Reinvest in mutual funds, especially mid-cap and small-cap, for better diversification and potential returns.
Mutual Fund Strategy
Invest Rs 50 lakhs in 4 funds (2 mid-cap, 2 small-cap) for balanced diversification.
Ensure the funds are actively managed for better performance.
Final Insights
Maintain financial stability given your job situation. Diversify your investments to reduce risk. Prioritise liquidity and ensure you have enough funds to cover potential job loss. Consider professional advice for a tailored strategy.

Best Regards,

K. Ramalingam, MBA, CFP

Chief Financial Planner

www.holisticinvestment.in

Ans: It's crucial to account for the unaccounted Rs. 25 lakhs, as using it in investments like FDs could lead to legal issues. I recommend you account for the entire amount, pay any applicable taxes, and then proceed with your investment plans. You can still use Rs. 25 lakhs in SWP and the rest for other investments, but ensure everything is legally accounted for to avoid future problems.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in

Ans: At 35 years, starting a Rs 50,000 SIP monthly is a disciplined approach. Your goal of Rs 1.5 crore in seven years is ambitious, and the current allocation choices are strong. However, let’s assess each fund’s contribution to your goal, while ensuring efficient returns and optimal portfolio balance. I’ll review each selection and suggest potential adjustments to help achieve your villa investment target.

Overview of Your Portfolio and Allocation
In your current allocation, you’ve chosen a mix of large and mid-cap, mid-cap, small-cap, and ELSS (tax-saving) funds. This approach brings some diversification across market caps and adds a tax-saving benefit. Here’s a detailed assessment of each category and its suitability for your goals.

Large and Mid-Cap Allocation
Fund Selected: Rs 20,000 in a large and mid-cap fund

Role in Portfolio: Large and mid-cap funds combine stability from large-cap stocks and growth from mid-caps.

Evaluation: This allocation gives a good balance between risk and reward and is essential for high growth potential.

Suggested Action: Continue with this allocation. However, investing through a regular plan with a trusted MFD and a Certified Financial Planner may offer additional guidance and ongoing support, especially as market conditions fluctuate.

Mid-Cap Allocation
Fund Selected: Rs 15,000 in a mid-cap fund

Role in Portfolio: Mid-cap funds provide growth with moderate risk and are ideal for a seven-year horizon.

Evaluation: This allocation supports your target by capturing the growth potential in mid-sized companies.

Suggested Action: Retain this mid-cap exposure but consider moving to a regular fund plan. Direct funds, though low-cost, lack the personalized insights an MFD can provide, especially during market volatility. A Certified Financial Planner with the right credentials can add value here.

Small-Cap Allocation
Fund Selected: Rs 5,000 in a small-cap fund
Role in Portfolio: Small-cap funds offer high growth but are the most volatile.
Evaluation: While these funds can deliver excellent returns, they are sensitive to market changes and may need longer timeframes to stabilise.
Suggested Action: Retain this allocation but be mindful of its volatility. Monitoring its performance closely is essential, as small caps are riskier over shorter periods. If you prefer lower volatility, consider reallocating part of this amount to large-cap funds.
ELSS (Equity-Linked Savings Scheme)
Fund Selected: Rs 10,000 in ELSS

Role in Portfolio: ELSS funds provide tax savings and equity exposure. They come with a three-year lock-in period.

Evaluation: Tax-saving funds are beneficial if you are looking to reduce your taxable income. Additionally, they offer equity exposure, which aligns with your growth objectives.

Suggested Action: Retain this allocation if tax savings are needed. However, if you don’t need the tax-saving benefit, consider allocating this amount to either the large and mid-cap or mid-cap fund. Diversifying within growth-oriented funds could offer better liquidity and flexibility.

Tax Considerations for Mutual Funds
Understanding the tax implications will help in long-term planning and portfolio returns.

Equity Mutual Funds: Long-term capital gains (LTCG) above Rs 1.25 lakh attract a 12.5% tax. Short-term capital gains (STCG) are taxed at 20%.

Debt Mutual Funds: LTCG and STCG taxes align with your income tax slab.

Tax-Saving Tips: Plan withdrawals in stages to reduce capital gains taxes. A Certified Financial Planner can assist in setting up tax-efficient withdrawal plans.

Suggested Rebalancing for Your Investment Goals
To accumulate Rs 1.5 crore within seven years, your portfolio should aim for a balance of growth and risk management.

Large and Mid-Cap Allocation: Increase allocation if possible, as these funds offer growth with moderate stability. Raising this allocation to Rs 25,000 could add to portfolio stability and meet growth objectives.

Mid-Cap Allocation: Keep this allocation but review periodically. Mid-cap exposure works well for growth but should not exceed 30-40% of the portfolio for risk balance.

Small-Cap Fund: Maintain but monitor. Since small caps are volatile, it’s wise to review every six months. If you’re uncomfortable with high volatility, consider reallocating some of this amount to large or mid-cap funds.

ELSS Fund: Retain if tax benefits are needed. However, if tax savings are not required, allocate this to the large and mid-cap or mid-cap fund for better liquidity and growth balance.

Disadvantages of Direct Funds and Benefits of Investing Through Regular Funds
Limited Guidance: Direct funds lack ongoing advisory support. Regular plans through a Certified Financial Planner give you consistent insights.

Market Volatility: During market corrections, direct investors may miss out on vital guidance. A CFP-led approach in regular plans helps manage emotional decisions effectively.

Comprehensive Monitoring: CFPs provide tailored advice that aligns with your life goals and risk tolerance, enhancing returns while reducing risk.

Building a Plan for Reaching Rs 1.5 Crore Goal
For a seven-year horizon, aiming for Rs 1.5 crore is possible with disciplined investing and regular monitoring. Here are strategies to strengthen your investment journey:

Regular Reviews: Plan bi-annual portfolio reviews to assess fund performance and rebalance if required.

Disciplined SIPs: Continue your SIPs with commitment. Consistency is crucial for compounding benefits.

Emergency Fund: Keep three to six months of expenses in an emergency fund to avoid breaking investments in unforeseen situations.

Goal-Based Withdrawal Planning: Towards the goal date, begin partial withdrawals systematically. This avoids sudden large redemptions, maintaining returns.

Final Insights
Your SIP investment structure is thoughtfully planned, aligning with your goal of Rs 1.5 crore. By considering minor adjustments, you can enhance growth, manage risk, and ensure steady progress towards your target.

Sticking to actively managed funds through an MFD with CFP credentials brings better performance tracking and valuable guidance. A Certified Financial Planner can support you in tax-efficient planning and provide guidance tailored to your unique goals.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

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