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

Ramalingam

Ramalingam Kalirajan  |8231 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Aug 02, 2024

Ramalingam Kalirajan has over 23 years of experience in mutual funds and financial planning.
He has an MBA in finance from the University of Madras and is a certified financial planner.
He is the director and chief financial planner at Holistic Investment, a Chennai-based firm that offers financial planning and wealth management advice.... more
Asked by Anonymous - Aug 02, 2024Hindi
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Date: 02.08.2024 Dear Sir I am 68 yrs old. I have invested 40L in various equities since last 44 years & 50L in Equity based M/F’s since last 14 years. Current market value is around 1.8cr & 1.6cr respectively & it may grow by 20% CAGR. As per my assumptions in the next 7 years of period total market value will be around 10cr approx. Also I have a land property valued 3cr. Now I am planning to build 6 floor residential apartments on it. For this I need a fund around 2cr for construction & I am planning to raise funds from overdraft loans against my Equity shares & M/F at the rate 10.35%.approx I do not have any other source to raise the reqd. fund and I do not have any other liabilities. I am planning SWP of Rs. 10 lacs every year to repay interest on OD. Further I may sell out one floor to clear my overdraft loans after full construction. Are my thoughts correct in your opinion? I need your practical advice & guidance in this regard please. Thanks & Regards

Ans: Current Financial Situation

You have a strong investment portfolio worth Rs. 3.4 crore.
Your equity investments have grown well over 44 years.
Mutual fund investments also show good growth in 14 years.
You own a valuable land property worth Rs. 3 crore.

Proposed Plan

You want to build a 6-floor residential apartment.
You need Rs. 2 crore for construction costs.
Planning to take overdraft loans against equity and mutual funds.
Intend to repay interest through SWP of Rs. 10 lakh yearly.
Plan to sell one floor to clear overdraft loans.

Risks to Consider

Construction costs may exceed your estimates.
Market volatility could affect your investment values.
Interest rates on overdraft loans may increase.
Property market conditions may change.

Alternative Funding Options

Consider selling some equity or mutual fund units.
This could reduce your loan burden and interest costs.
Look into construction loans from banks.
They may offer better interest rates than overdraft loans.

Tax Implications

Selling investments may lead to capital gains tax.
Property sale will also have tax implications.
Plan for these taxes in your financial calculations.

Cash Flow Management

Ensure you have enough regular income for daily expenses.
Don't rely solely on investments for living costs.
Keep some funds aside for emergencies.

Investment Portfolio Review

Your portfolio has performed well over the years.
Consider rebalancing to maintain proper asset allocation.
Actively managed funds can help navigate market changes.

Construction Project Management

Get detailed cost estimates from reliable contractors.
Factor in potential delays and cost overruns.
Consider hiring a project manager to oversee construction.

Exit Strategy

Have a clear plan for selling or renting the apartments.
Research local property market trends.
Be prepared for possible delays in property sale.

Retirement Planning

Ensure this project doesn't jeopardize your retirement savings.
Keep a portion of your investments untouched for future needs.
Regular funds through CFP can provide ongoing guidance.

Finally

Your plan has potential but carries significant risks.
Consider less risky alternatives to achieve your goals.
Consult a Certified Financial Planner for personalized advice.
Regular review of your financial situation is crucial.

Best Regards,
K. Ramalingam, MBA, CFP,
Chief Financial Planner,
www.holisticinvestment.in
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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Ramalingam

Ramalingam Kalirajan  |8231 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Jan 24, 2025

Asked by Anonymous - Jan 24, 2025Hindi
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24.01.2025 Respected Sir, I have a land property valued 3cr. Now on this plot I am planning to build P+5 floor residential apartments For this I need a fund around 2.5cr for construction. Now I am 68 yrs old. I have invested 40L in various equities since last 44 years & 45L in Equity based M/F’s since last 14 years. Current market value is around 1.5cr & 1.60cr respectively. I am planning to raise funds from overdraft loans against my Equity shares & M/F at the current interest rate 10.35%.approx. I do not have any other source to raise the reqd. fund and I do not have any other liabilities. As per my assumptions in the next 7 to 8 years of period total market value of above investments will be around 10cr approx. I am planning SWP of Rs. 10 lacs every year to repay interest on OD. In what other ways is this possible to repay the dues? With out selling any unit of my property. Or In critical situation if arise I may sell out one unit to clear my OD loan debt. As a financial planning expert are my thoughts are correct in your opinion? I need your professional /practical advice & valuable guidance in this regard please. Please reply to my above query as early as possible. Thanks & Regards
Ans: Your plan demonstrates a well-thought-out approach to leveraging your investments while keeping liabilities manageable. Your decision to raise funds through an overdraft loan against shares and mutual funds is practical given the significant market value of your investments. However, there are a few aspects to evaluate for better clarity and financial stability.

Advantages of Your Strategy
Liquidity Without Selling Investments: Using an overdraft loan against your equity and mutual fund investments helps retain the assets.

SWP to Cover Interest Payments: A systematic withdrawal plan (SWP) ensures regular cash flow to meet interest expenses.

Property Value as Collateral: Your land property provides additional financial security.

Future Potential of Investments: Your expectation of Rs. 10 crore over 7-8 years appears reasonable given historical growth trends.

Concerns and Potential Risks
Market Volatility: Both equities and mutual funds are subject to market fluctuations.

Interest Burden: Over time, the compounding of the interest at 10.35% could strain liquidity.

Delays in Property Completion: Construction delays could impact cash flow plans.

Over-dependence on SWP: Over-reliance on SWP can erode long-term wealth if markets underperform.

Alternative Ways to Manage Overdraft Loan
Diversify Funding Sources
Split the Loan Amount: Explore partial loans from banks or NBFCs secured by the property itself.

Loan Against Fixed Deposits: Use your FD as collateral for a part of the loan.

Consider a Lower-Interest Loan: Negotiate with lenders for a lower interest rate.

Optimise SWP Strategy
Adjust Withdrawal Amount: Reduce SWP if the market experiences a downturn.

Partial Sale of Underperforming Units: Sell a small portion of underperforming investments to reduce the loan burden.

Construction Phasing
Build in Phases: Start with 2-3 floors initially to reduce the upfront loan requirement.

Rental Income from Early Units: Generate income from completed units to support loan repayment.

Emergency Backup Plan
Sell a Unit if Needed: Keep the option of selling one residential unit open to clear the loan.

Gold as Last Resort: Liquidate a small portion of gold only in extreme situations.

Tax Implications
Interest Deduction: Interest paid on loans for property construction could have tax benefits. Consult a tax expert for clarity.

Capital Gains on SWP Withdrawals: Gains from equity mutual fund SWP above Rs. 1.25 lakh per year will be taxed at 12.5%. Ensure tax liabilities are factored in.

Sale of Units: If you sell a unit to repay the loan, calculate the long-term capital gains taxes.

Key Points for Wealth Growth
Reinvest Profits Post Loan Repayment: Post-repayment, redirect surplus to equity or mutual funds for wealth growth.

Monitor Investments Regularly: Periodically review the performance of equity shares and mutual funds.

Diversify Investments: Post-retirement, ensure a diversified portfolio for steady income and wealth preservation.

Finally
Your plan is practical and aligns with your financial goals. However, diversification of funding sources, optimising SWP, and monitoring loan repayment are crucial. Prepare for market volatility and create an emergency backup plan. This approach ensures stability while maximising wealth creation.

Best Regards,

K. Ramalingam, MBA, CFP

Chief Financial Planner

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

..Read more

Ramalingam

Ramalingam Kalirajan  |8231 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Feb 01, 2025

Asked by Anonymous - Jan 28, 2025Hindi
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28.01.2025 Respected Sir, I have a land property valued 3cr. Now on this plot I am planning to build P+5 floor residential apartments For this I need a fund around 2.5cr for construction. Now I am 68 yrs old. I have invested 40L in various equities since last 44 years & 45L in Equity based M/F’s since last 14 years. Current market value is around 1.5cr & 1.60cr respectively. I am planning to raise funds from overdraft loans against my Equity shares & M/F at the current interest rate 10.35%.approx. I do not have any other source to raise the reqd. fund and I do not have any other liabilities. As per my assumptions in the next 7 to 8 years of period total market value of above investments will be around 10cr approx. I am planning SWP of Rs. 10 lacs every year to repay interest on OD. In what other ways is this possible to repay the dues? With out selling any unit of my property. Or In critical situation if arise I may sell out one unit to clear my OD loan debt. As a financial planning expert are my thoughts are correct in your opinion? I need your professional /practical advice & valuable guidance in this regard please. Please reply to my above query as early as possible. Thanks & Regards
Ans: Your plan to construct residential apartments using an overdraft loan against your equity and mutual fund investments is ambitious. You have strong assets, but leveraging them comes with risks. Let’s analyze your plan and explore alternatives.

Key Observations
You have Rs. 3 crore land value, which is a significant asset.
Your investments have grown well:
Equities: Rs. 1.5 crore (invested Rs. 40 lakh over 44 years).
Mutual Funds: Rs. 1.6 crore (invested Rs. 45 lakh over 14 years).
Total investment corpus: Rs. 3.1 crore.
You need Rs. 2.5 crore for construction.
You are considering an overdraft (OD) loan against securities at 10.35% interest.
You plan an SWP of Rs. 10 lakh per year to service the loan interest.
You expect your investments to grow to Rs. 10 crore in 7–8 years.
Evaluation of Your Plan
Loan Strategy Risks

High Interest Cost: At 10.35% interest, a Rs. 2.5 crore OD loan will have an interest cost of Rs. 25.87 lakh per year.
SWP May Not Be Enough: Rs. 10 lakh SWP per year will only cover about 40% of interest. The shortfall may require additional withdrawals.
Market Volatility: Your investments may not always perform as expected. A market downturn can affect your ability to repay the loan.
Margin Calls: If markets fall significantly, the lender may demand additional security or partial repayment.
Alternative Strategies
A. Loan Against Property (LAP) Instead of OD Loan

A Loan Against Property (LAP) at 8–9% interest would be cheaper than 10.35% OD loan.
Since you own land worth Rs. 3 crore, you can get 50–60% LTV (Rs. 1.5–1.8 crore).
Combine this with a smaller OD loan (Rs. 70 lakh–1 crore) to reduce interest burden.
B. Staggered Construction with Phased Funding

Instead of borrowing Rs. 2.5 crore upfront, consider building in phases.
Start with 2–3 floors using lower debt and rental pre-sales for funding.
C. Joint Venture with a Developer

Partner with a real estate developer who funds construction in exchange for a share of profits.
This reduces your financial risk and eliminates the need for a high-cost loan.
D. Selling a Small Portion of Land Instead of Borrowing

Instead of selling an apartment unit later, sell a small portion of land now to raise funds.
This avoids interest costs and maintains your control over remaining property.
Final Insights
Your plan is aggressive but risky due to high loan interest and market uncertainties.
A combination of Loan Against Property + Small OD Loan is better than relying fully on OD.
Consider phased construction, developer partnerships, or partial land sale to reduce debt.
Ensure your SWP plan is sustainable and accounts for market fluctuations.
Would you like help evaluating a detailed financial model for these scenarios?

Best Regards,

K. Ramalingam, MBA, CFP

Chief Financial Planner

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

..Read more

Ramalingam

Ramalingam Kalirajan  |8231 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Feb 07, 2025

Asked by Anonymous - Feb 03, 2025Hindi
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Money
03.02.2025 Respected Sir, I have a land property valued 3cr. Now on this plot I am planning to build P+5 floor residential apartments For this I need a fund around 2.5cr for construction. Now I am 68 yrs old. I have invested 40L in various equities since last 44 years & 45L in Equity based M/F’s since last 14 years. Current market value is around 1.5cr & 1.60cr respectively. I am planning to raise funds from overdraft loans against my Equity shares & M/F at the current interest rate 10.35%.approx. I do not have any other source to raise the reqd. fund and I do not have any other liabilities. As per my assumptions in the next 7 to 8 years of period total market value of above investments will be around 10cr approx. I am planning SWP of Rs. 10 lacs every year to repay interest on OD. In what other ways is this possible to repay the dues? With out selling any unit of my property. Or In critical situation if arise I may sell out one unit to clear my OD loan debt. As a financial planning expert are my thoughts are correct in your opinion? I need your professional /practical advice & valuable guidance in this regard please. Please reply to my above query as early as possible. Thanks & Regards
Ans: Your plan to build residential apartments is ambitious. At 68, managing a large loan requires careful planning. Let’s analyse your strategy and explore alternatives.

Current Financial Position
Land Value: Rs 3 crore
Investment Portfolio:
Rs 40 lakh in equities (44 years old)
Rs 45 lakh in equity mutual funds (14 years old)
Current market value: Rs 1.5 crore (equities) + Rs 1.6 crore (mutual funds) = Rs 3.1 crore
Construction Cost: Rs 2.5 crore
Planned Funding: Overdraft against equity and mutual funds at 10.35% interest
Repayment Plan:
SWP of Rs 10 lakh per year to pay loan interest
Sell one unit in case of emergency
Your asset base is strong. However, the risk in this strategy is high.

Key Risks and Challenges
1. High-Interest Cost on Overdraft
Overdraft loans at 10.35% will be costly.
Rs 2.5 crore loan will lead to an annual interest burden of Rs 25-27 lakh.
SWP of Rs 10 lakh will not fully cover this.
Solution: Consider partial self-funding to reduce interest costs.

2. Market Uncertainty on Investments
Future value of Rs 10 crore in 7-8 years is only an assumption.
Market downturns can affect equity and mutual funds.
SWP will reduce compounding benefits.
Solution: Reduce reliance on market returns for loan repayment.

3. Construction and Selling Risks
Construction cost overruns can increase funding needs.
Delayed sales can impact repayment strategy.
Real estate markets fluctuate, affecting unit sales.
Solution: Plan for a financial buffer beyond Rs 2.5 crore.

Alternative Strategies for Safer Execution
1. Staggered Construction Approach
Instead of taking Rs 2.5 crore in one go, build in phases.
Sell initial units to fund later phases.
Reduces borrowing costs and risks.
2. Explore Joint Venture with a Developer
Developers may fund part of the project.
You can negotiate revenue-sharing instead of taking a large loan.
Reduces financial burden and execution risk.
3. Loan Against Property Instead of Equities
Loans against property have lower interest rates than overdrafts.
This option provides a longer tenure and stable repayment terms.
Ensures investments remain untouched for growth.
4. Keep Emergency Exit Plan Ready
If market returns don’t meet expectations, debt burden increases.
Pre-plan which unit to sell if needed.
Ensure liquidity through alternative arrangements.
Final Insights
Your financial base is strong, but your funding strategy has risks.

Overdraft loans at 10.35% can strain your cash flow.
SWP from mutual funds may not fully cover interest payments.
Market assumptions for Rs 10 crore in 7-8 years are uncertain.
A safer approach is:

Consider phased construction or a joint venture.
Explore lower-cost loans, such as against property.
Keep a contingency plan for early debt repayment.
Your idea is bold, but a conservative funding strategy will reduce risks. Careful execution will ensure financial security while completing your project.

Best Regards,

K. Ramalingam, MBA, CFP

Chief Financial Planner

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

..Read more

Ramalingam

Ramalingam Kalirajan  |8231 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Feb 27, 2025

Asked by Anonymous - Feb 18, 2025Hindi
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Money
18.02.2025 Respected Sir, I have a land property valued 3cr. Now on this plot I am planning to build P+5 floor residential apartments For this I need a fund around 2.5cr for construction. Now I am 68 yrs old. I have invested 40L in various equities since last 44 years & 45L in Equity based M/F’s since last 14 years. Current market value is around 1.5cr & 1.60cr respectively. I am planning to raise funds from overdraft loans against my Equity shares & M/F at the current interest rate 10.35%.approx. I do not have any other source to raise the reqd. fund and I do not have any other liabilities. As per my assumptions in the next 7 to 8 years of period total market value of above investments will be around 10cr approx. I am planning SWP of Rs. 10 lacs every year to repay interest on OD. In what other ways is this possible to repay the dues? With out selling any unit of my property. Or In critical situation if arise I may sell out one unit to clear my OD loan debt. As a financial planning expert are my thoughts are correct in your opinion? I need your professional /practical advice & valuable guidance in this regard please. Please reply to my above query as early as possible. Thanks & Regards
Ans: Your plan to raise funds through an overdraft loan against equity shares and mutual funds requires careful assessment. Here’s a structured evaluation of your situation:

Strengths in Your Plan
Strong Asset Base: Your land is worth Rs. 3 crore, and your investments have grown to Rs. 3.1 crore.
No Existing Liabilities: Since you have no loans, your financial flexibility is high.
Planned Repayment Strategy: Using SWP of Rs. 10 lakh annually for interest payments is a structured approach.
Realistic Growth Expectations: Your assumption of Rs. 10 crore in 7-8 years is possible with market appreciation.
Concerns and Challenges
High-Interest Cost: OD loans at 10.35% can be expensive. Over time, interest payments will be significant.
Market Volatility Risk: Equity and mutual fund values fluctuate. A market downturn may impact your repayment ability.
Liquidity Risk: Selling a property unit in an emergency may not be immediate or at the expected price.
Investment Growth is Not Guaranteed: While Rs. 10 crore is achievable, market conditions may delay this.
Alternative Strategies to Consider
1. Diversified Borrowing Approach
Instead of relying solely on an OD loan, consider these options:

Loan Against Property (LAP): Interest rates are lower (around 8-9%) compared to an overdraft loan. You can leverage your Rs. 3 crore land to raise funds at a lower cost.
Structured Construction Loan: Banks and NBFCs provide loans for property construction, often disbursed in phases. This reduces interest burden in the initial stages.
Combination of Loans: A mix of OD, LAP, and construction loans can optimize interest costs and liquidity.
2. Investment Portfolio Optimization
Shift Some Equity to Balanced Funds: These funds offer moderate growth with lower volatility. This helps protect your portfolio value.
Dividend-Based Mutual Funds: Some funds provide regular dividend payouts. This can help in covering interest payments.
Partial Profit Booking: Redeeming a small part of your portfolio during market peaks can provide liquidity without taking excessive loans.
3. Managing SWP for Repayment
SWP Flexibility: Instead of a fixed Rs. 10 lakh SWP, keep it dynamic based on market performance. Increase withdrawals when markets perform well and reduce when they decline.
Tax-Efficient Withdrawals: Ensure your SWP is structured to minimize capital gains tax under the new tax rules.
4. Emergency Backup Plan
Contingency Fund: Keep at least Rs. 20-30 lakh in liquid assets or debt funds. This acts as a buffer in case of unexpected cash flow issues.
Selling a Unit as a Last Resort: If required, sell one unit strategically at a premium price rather than in distress.
Final Insights
Your plan has a solid foundation, but diversifying borrowing, optimizing your portfolio, and having a backup fund can reduce financial risks. Consider consulting a Certified Financial Planner for detailed execution strategies.

Best Regards,

K. Ramalingam, MBA, CFP
Chief Financial Planner

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

..Read more

Latest Questions
Nayagam P

Nayagam P P  |4431 Answers  |Ask -

Career Counsellor - Answered on Apr 14, 2025

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hii i got 91 perecentile in jee mains with ews female cateogary and my home state is haryana which nit or iiit i got with any branch
Ans: Komal, Gopal, Here is, How to Predict Your Chances of Admission into NIT or IIIT or GFTI After JEE Main Results – A Step-by-Step Guide.

Providing precise admission chances for each student can be challenging. Some reputed educational websites offer ‘College Predictor’ tools where you can check possible college options based on your percentile, category, and preferences. However, for a more accurate understanding, here’s a simple yet effective 9-step method using JoSAA’s past-year opening and closing ranks. This approach gives you a fair estimate (though not 100% exact) of your admission chances based on the previous year’s data.

Step-by-Step Guide to Check Your Admission Chances Using JoSAA Data
Step 1: Collect Your Key Details
Before starting, note down the following details:

Your JEE Main percentile | Convert the Percentile to AIR, based on the Formula available in Google.
Your category (General-Open, SC, ST, OBC-NCL, EWS, PwD categories)
Preferred institute types (NIT, IIIT, GFTI)
Preferred locations (or if you're open to any location in India)
List of at least 3 preferred academic programs (branches) as backups (instead of relying on just one option)
Step 2: Access JoSAA’s Official Opening & Closing Ranks
Go to Google and type: JoSAA Opening & Closing Ranks 2024
Click on the first search result (official JoSAA website).
You will land directly on JoSAA’s portal, where you can enter your details to check past-year cutoffs.
Step 3: Select the Round Number
JoSAA conducts five rounds of counseling.
For a safer estimate, choose Round 4, as most admissions are settled by this round.
Step 4: Choose the Institute Type
Select NIT, IIIT, or GFTI, depending on your preference.
If you are open to all types of institutes, check them one by one instead of selecting all at once.
Step 5: Select the Institute Name (Based on Location)
It is recommended to check institutes one by one, based on your preferred locations.
Avoid selecting ‘ALL’ at once, as it may create confusion.
Step 6: Select Your Preferred Academic Program (Branch)
Enter the branches you are interested in, one at a time, in your preferred order.
Step 7: Submit and Analyze Results
After selecting the relevant details, click the ‘SUBMIT’ button.
The system will display Opening & Closing Ranks of the selected institute and branch for different categories.
Step 8: Note Down the Opening & Closing Ranks
Maintain a notebook or diary to record the Opening & Closing Ranks for each institute and branch you are interested in.
This will serve as a quick reference during JoSAA counseling.
Step 9: Adjust Your Expectations on a Safer Side
Since Opening & Closing Ranks fluctuate slightly each year, always adjust the numbers for safety.
Example Calculation:
If the Opening & Closing Ranks for NIT Delhi | Mechanical Engineering | OPEN Category show 8622 & 26186 (for Home State), consider adjusting them to 8300 & 23000 (on a safer side).
If the Female Category rank is 34334 & 36212, adjust it to 31000 & 33000.
Follow this approach for Other State candidates and different categories.
Pro Tip: Adjust your expected rank slightly lower than the previous year's cutoffs for realistic expectations during JoSAA counseling.

Can This Method Be Used for JEE April & JEE Advanced?
Yes! You can repeat the same steps after your April JEE Main results to refine your admission possibilities.
You can also follow a similar process for JEE Advanced cutoffs when applying for IITs.

Want to Learn More About JoSAA Counseling?
If you want detailed insights on JoSAA counseling, engineering entrance exams, preparation strategies, and engineering career options, check out EduJob360’s 180+ YouTube videos on this topic!

Hope this guide helps! All the best for your admissions!

Follow RediffGURUS to Know more on 'Careers | Health | Money | Relationships'.

...Read more

Nayagam P

Nayagam P P  |4431 Answers  |Ask -

Career Counsellor - Answered on Apr 14, 2025

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Career
Sir I got 90 persentil in jee mains in obc category in rajsthan state. Can I get any nit and iiit in any branch. So tell me about the correct choice filling which I fill and get a decent college
Ans: Ashish, Gopal, Here is, How to Predict Your Chances of Admission into NIT or IIIT or GFTI After JEE Main Results – A Step-by-Step Guide.

Providing precise admission chances for each student can be challenging. Some reputed educational websites offer ‘College Predictor’ tools where you can check possible college options based on your percentile, category, and preferences. However, for a more accurate understanding, here’s a simple yet effective 9-step method using JoSAA’s past-year opening and closing ranks. This approach gives you a fair estimate (though not 100% exact) of your admission chances based on the previous year’s data.

Step-by-Step Guide to Check Your Admission Chances Using JoSAA Data
Step 1: Collect Your Key Details
Before starting, note down the following details:

Your JEE Main percentile | Convert the Percentile to AIR, based on the Formula available in Google.
Your category (General-Open, SC, ST, OBC-NCL, EWS, PwD categories)
Preferred institute types (NIT, IIIT, GFTI)
Preferred locations (or if you're open to any location in India)
List of at least 3 preferred academic programs (branches) as backups (instead of relying on just one option)
Step 2: Access JoSAA’s Official Opening & Closing Ranks
Go to Google and type: JoSAA Opening & Closing Ranks 2024
Click on the first search result (official JoSAA website).
You will land directly on JoSAA’s portal, where you can enter your details to check past-year cutoffs.
Step 3: Select the Round Number
JoSAA conducts five rounds of counseling.
For a safer estimate, choose Round 4, as most admissions are settled by this round.
Step 4: Choose the Institute Type
Select NIT, IIIT, or GFTI, depending on your preference.
If you are open to all types of institutes, check them one by one instead of selecting all at once.
Step 5: Select the Institute Name (Based on Location)
It is recommended to check institutes one by one, based on your preferred locations.
Avoid selecting ‘ALL’ at once, as it may create confusion.
Step 6: Select Your Preferred Academic Program (Branch)
Enter the branches you are interested in, one at a time, in your preferred order.
Step 7: Submit and Analyze Results
After selecting the relevant details, click the ‘SUBMIT’ button.
The system will display Opening & Closing Ranks of the selected institute and branch for different categories.
Step 8: Note Down the Opening & Closing Ranks
Maintain a notebook or diary to record the Opening & Closing Ranks for each institute and branch you are interested in.
This will serve as a quick reference during JoSAA counseling.
Step 9: Adjust Your Expectations on a Safer Side
Since Opening & Closing Ranks fluctuate slightly each year, always adjust the numbers for safety.
Example Calculation:
If the Opening & Closing Ranks for NIT Delhi | Mechanical Engineering | OPEN Category show 8622 & 26186 (for Home State), consider adjusting them to 8300 & 23000 (on a safer side).
If the Female Category rank is 34334 & 36212, adjust it to 31000 & 33000.
Follow this approach for Other State candidates and different categories.
Pro Tip: Adjust your expected rank slightly lower than the previous year's cutoffs for realistic expectations during JoSAA counseling.

Can This Method Be Used for JEE April & JEE Advanced?
Yes! You can repeat the same steps after your April JEE Main results to refine your admission possibilities.
You can also follow a similar process for JEE Advanced cutoffs when applying for IITs.

Want to Learn More About JoSAA Counseling?
If you want detailed insights on JoSAA counseling, engineering entrance exams, preparation strategies, and engineering career options, check out EduJob360’s 180+ YouTube videos on this topic!

Hope this guide helps! All the best for your admissions!

Follow RediffGURUS to Know more on 'Careers | Health | Money | Relationships'.

...Read more

Nayagam P

Nayagam P P  |4431 Answers  |Ask -

Career Counsellor - Answered on Apr 14, 2025

Listen
Career
Sir I have 98.68 can get top 5 NIT in mechanical ews quota
Ans: Gopal, Here is, How to Predict Your Chances of Admission into NIT or IIIT or GFTI After JEE Main Results – A Step-by-Step Guide.

Providing precise admission chances for each student can be challenging. Some reputed educational websites offer ‘College Predictor’ tools where you can check possible college options based on your percentile, category, and preferences. However, for a more accurate understanding, here’s a simple yet effective 9-step method using JoSAA’s past-year opening and closing ranks. This approach gives you a fair estimate (though not 100% exact) of your admission chances based on the previous year’s data.

Step-by-Step Guide to Check Your Admission Chances Using JoSAA Data
Step 1: Collect Your Key Details
Before starting, note down the following details:

Your JEE Main percentile | Convert the Percentile to AIR, based on the Formula available in Google.
Your category (General-Open, SC, ST, OBC-NCL, EWS, PwD categories)
Preferred institute types (NIT, IIIT, GFTI)
Preferred locations (or if you're open to any location in India)
List of at least 3 preferred academic programs (branches) as backups (instead of relying on just one option)
Step 2: Access JoSAA’s Official Opening & Closing Ranks
Go to Google and type: JoSAA Opening & Closing Ranks 2024
Click on the first search result (official JoSAA website).
You will land directly on JoSAA’s portal, where you can enter your details to check past-year cutoffs.
Step 3: Select the Round Number
JoSAA conducts five rounds of counseling.
For a safer estimate, choose Round 4, as most admissions are settled by this round.
Step 4: Choose the Institute Type
Select NIT, IIIT, or GFTI, depending on your preference.
If you are open to all types of institutes, check them one by one instead of selecting all at once.
Step 5: Select the Institute Name (Based on Location)
It is recommended to check institutes one by one, based on your preferred locations.
Avoid selecting ‘ALL’ at once, as it may create confusion.
Step 6: Select Your Preferred Academic Program (Branch)
Enter the branches you are interested in, one at a time, in your preferred order.
Step 7: Submit and Analyze Results
After selecting the relevant details, click the ‘SUBMIT’ button.
The system will display Opening & Closing Ranks of the selected institute and branch for different categories.
Step 8: Note Down the Opening & Closing Ranks
Maintain a notebook or diary to record the Opening & Closing Ranks for each institute and branch you are interested in.
This will serve as a quick reference during JoSAA counseling.
Step 9: Adjust Your Expectations on a Safer Side
Since Opening & Closing Ranks fluctuate slightly each year, always adjust the numbers for safety.
Example Calculation:
If the Opening & Closing Ranks for NIT Delhi | Mechanical Engineering | OPEN Category show 8622 & 26186 (for Home State), consider adjusting them to 8300 & 23000 (on a safer side).
If the Female Category rank is 34334 & 36212, adjust it to 31000 & 33000.
Follow this approach for Other State candidates and different categories.
Pro Tip: Adjust your expected rank slightly lower than the previous year's cutoffs for realistic expectations during JoSAA counseling.

Can This Method Be Used for JEE April & JEE Advanced?
Yes! You can repeat the same steps after your April JEE Main results to refine your admission possibilities.
You can also follow a similar process for JEE Advanced cutoffs when applying for IITs.

Want to Learn More About JoSAA Counseling?
If you want detailed insights on JoSAA counseling, engineering entrance exams, preparation strategies, and engineering career options, check out EduJob360’s 180+ YouTube videos on this topic!

Hope this guide helps! All the best for your admissions!

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Marriage counsellor - Answered on Apr 14, 2025

Asked by Anonymous - Apr 14, 2025
Relationship
I don't get along with my husband and in-laws. I am living with him only for the sake of my 5 year old son. I broke up with my ex to marry this man to keep my parents happy. However, he is not at all an ideal partner for me. He abuses me all the time and takes me for granted. He doesn't allow me to step out, or meet my friends and family. I have to wait for him to go to work, so I can call anyone. His family keeps a close watch on what I do and informs him if I step out to even meet my family or relatives. We fight and argue almost every day. I have told him that I want a divorce but he said No, I have to adjust and accept. I am a graduate but I don't have a job. It is frustrating when he doesn't let me do anything on my own. I blocked my ex when our marriage got fixed but he is always suspicious. Sometimes I feel like hitting him back to stop the torture. I want to go back home but my parents are financially dependent on my brother, so they want me to reconcile and find a way to sort things out with my husband. Recently I learned that my ex is still waiting for me but I can't stay with him legally till I am divorced. How do I explain all this to my son? I am unhappy and confused. What should I do?
Ans: Hello Mam, I understand that you are in a dilemma. The situation is like this. Either ways the situation will have its negative effect on your son. If possible take some time out from your family and spend some quality time with your husband. Clear negative thoughts from your mind regarding your husband and try to accept him. If you will think positive about your family it will reflect in your actions and then things will be sorted out. But one thing to be kept in mind that you should not tolerate physical abuse. Involve your parents in this and try to convince him to behave nicely with you. U can always start something online for your financial independence. Try this out. Take care ????
Reach me : https://www.instagram.com/dr_upneet

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