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40-Year-Old with 86 Lakhs Investments and 55 LPA CTC: How to Retire at 55 with 1 Lakh Monthly Income?

Ramalingam

Ramalingam Kalirajan  |6630 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Jul 23, 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
Chris Question by Chris on Jul 15, 2024Hindi
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Hello, I am 40 year old man. I have one child who is 6 year old. I have 65 lakh mutual funds investment, 2 lakhs jn crypto, 8 lakhs in direct equity stocks, 2 properties 3 bhk one in mumbai and other in bhopal. I dont have any loans. My ctc is 55 lakhs per annum. I want to retire by 55 what should be my plan to achieve this. I will atleast 1 lakh a month post retirement. Thank you.

Ans: At 40 years old with a child, you have a robust financial portfolio. Your investments and high income position you well for achieving your retirement goal by 55. Let’s assess your current situation and devise a plan to ensure you can retire comfortably with Rs 1 lakh per month post-retirement.

Existing Investments and Assets
Mutual Funds:

Rs 65 lakh invested.
Cryptocurrency:

Rs 2 lakh invested.
Direct Equity Stocks:

Rs 8 lakh invested.
Real Estate:

Two properties: 3 BHK in Mumbai and Bhopal.
Income:

Annual CTC of Rs 55 lakh.
Financial Goals and Requirements
Retirement Age:
Target retirement age: 55 years.
Post-Retirement Income:
Desired monthly income post-retirement: Rs 1 lakh.
Calculating Retirement Corpus
Monthly Expenses:

Rs 1 lakh per month equals Rs 12 lakh per year.
Retirement Corpus:

Assuming you need Rs 12 lakh annually and considering a life expectancy of 85 years (30 years post-retirement), the corpus required can be significant.
A safe withdrawal rate of 4% suggests you need a corpus of Rs 3 crore to generate Rs 12 lakh annually without depleting the principal.
Recommendations
Investment Strategy
Mutual Funds:

Continue investing in mutual funds.
Allocate more to equity mutual funds for higher growth potential.
Consider SIPs to maintain discipline and benefit from rupee cost averaging.
Direct Equity:

Review and possibly increase direct equity investments.
Diversify across sectors to minimize risk.
Cryptocurrency:

Cryptocurrency is highly volatile.
Limit exposure to avoid significant risk.
Real Estate
Property Management:
Evaluate rental income potential from properties.
Consider selling one property if required to fund other investments.
Additional Investments
National Pension System (NPS):

NPS offers tax benefits and long-term growth.
Consider additional contributions to build a retirement corpus.
PPF and EPF:

Continue or start investing in PPF for tax-free returns.
EPF contributions can also add to your retirement corpus.
Insurance and Contingency
Health Insurance:

Ensure comprehensive health coverage for the family.
Health expenses can deplete savings quickly.
Life Insurance:

Adequate term insurance to cover liabilities and protect your family.
Ensure the sum assured is sufficient to replace your income.
Financial Planning
Retirement Planning:

Engage a Certified Financial Planner (CFP) to create a detailed retirement plan.
Regularly review and adjust the plan based on market conditions and personal circumstances.
Emergency Fund:

Maintain an emergency fund covering 6-12 months of expenses.
This ensures liquidity in case of unexpected financial needs.
Insight into Investment Choices
Equity Exposure:

Equity investments typically offer higher returns over the long term.
Actively managed funds often outperform index funds, especially when selected through a CFP.
Diversification:

Diversify across asset classes: equity, debt, and real estate.
This balances risk and return, ensuring stability and growth.
Final Insights
Focus on Long-term Goals:

Align investments with your retirement timeline.
Ensure you’re on track to achieve a corpus of at least Rs 3 crore.
Regular Financial Review:

Periodically review and adjust your investment strategy.
Stay informed about market trends and economic changes.
Seek Professional Advice:

Consult a Certified Financial Planner for personalized advice.
A CFP can provide a 360-degree solution, optimizing your portfolio for retirement.
Summary
Maintain and grow your current investments.
Diversify across asset classes and sectors.
Ensure adequate insurance coverage.
Aim for a retirement corpus of Rs 3 crore.
Regularly consult with a Certified Financial Planner.
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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I am 50 Year old working in IT and my annual CTC is 30Lakhs. I have current investments worth approximately around 2+ crores in form of Retirals, FD, Insurance, Pension, Shares and MF. My monthly expenses are coming to approx. 50K and i have two kids (9 year and 5 year) doing schooling. Please let me know how to perform retiring planning considering kids education and health expenses. I also have my individual house and dont have any EMI's at the moement. I dont have plan to work long time, might stick to work for next 2-3 years.
Ans: Given your current financial situation, it's commendable that you've accumulated substantial investments and have no outstanding debts. To plan for retirement while also considering your children's education and healthcare expenses, consider the following steps:

Assess Your Financial Goals: Determine your retirement age, desired lifestyle, and estimated expenses post-retirement, including children's education and healthcare costs.

Budgeting: Create a detailed budget outlining your monthly expenses, including children's education and healthcare costs. Ensure you allocate funds for these expenses while also maintaining your current lifestyle.

Investment Diversification: Review your existing investments and ensure they are aligned with your financial goals and risk tolerance. Consider diversifying your investment portfolio with a mix of equity funds, debt instruments, and real estate to mitigate risk and maximize returns.

Education Planning: Start saving for your children's education by investing in education-focused investment vehicles such as mutual funds or education savings plans. Consider the inflation rate and projected education costs to determine the required investment amount.

Health Insurance: Ensure you have adequate health insurance coverage for yourself and your family to mitigate the financial impact of any medical emergencies or healthcare expenses.

Retirement Corpus Calculation: Estimate the corpus required to sustain your desired lifestyle post-retirement, factoring in inflation, life expectancy, and other variables. Consider consulting a financial advisor for a comprehensive retirement planning strategy tailored to your needs.

Emergency Fund: Maintain an emergency fund equivalent to at least six months' worth of expenses to cover unexpected financial setbacks or emergencies.

By following these steps and regularly reviewing your financial plan, you can effectively balance retirement planning with your children's education and healthcare expenses, ensuring a secure financial future for you and your family.

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Ramalingam Kalirajan  |6630 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on May 25, 2024

Asked by Anonymous - May 25, 2024Hindi
Money
Hi Sir, I am 40 years old and working in IT company. My intake monthly salary is 1.10 lakh. I have 6L in PF, 2L in PPF, 4L in stocks, 3.5L in emergency fund inFD and 2.5L in cash. And I have 3L in MF with month sip in 4-4K in HDFC nifty 50 Index fund and HDFC multicap fund and 10k monthly in LIC. I have only 1 child 10 years old and I want to retire with 3-4 crore for my future expenses and for my child education and other things. I can now invest 60k monthly so plz guide me how can I achieve.
Ans: Your goal of accumulating Rs 3-4 crore for future expenses and your child’s education is both achievable and admirable. Given your current savings and investment profile, let’s explore how you can strategically allocate your resources to reach your financial targets.

Assessment of Your Current Financial Position
You have a well-diversified portfolio, which includes provident fund (PF), public provident fund (PPF), stocks, emergency funds in fixed deposits (FD), mutual funds (MF), and life insurance (LIC). Your monthly salary is Rs 1.10 lakh, and you are able to invest Rs 60,000 monthly. Here’s a summary of your current assets:

Provident Fund (PF): Rs 6 lakh
Public Provident Fund (PPF): Rs 2 lakh
Stocks: Rs 4 lakh
Emergency Fund in FD: Rs 3.5 lakh
Cash: Rs 2.5 lakh
Mutual Funds: Rs 3 lakh (with SIPs of Rs 4,000 each in HDFC Nifty 50 Index Fund and HDFC Multicap Fund)
LIC: Rs 10,000 monthly
Evaluating Your Investment Options
Mutual Funds: Actively Managed Funds
You already have investments in index funds and multicap funds. However, actively managed funds could offer better returns due to professional management and active stock selection.

Advantages of Actively Managed Funds:

Professional Management: Experts manage your investments, making strategic decisions to maximize returns.

Potential for Higher Returns: Actively managed funds aim to outperform the market.

Flexibility: Fund managers can quickly adapt to market changes.

Disadvantages of Index Funds:

Market-Linked Returns: Index funds merely replicate the market, lacking potential for higher returns.

No Active Management: Index funds don’t benefit from professional stock selection.

Given these points, consider allocating more to actively managed funds for potentially higher growth.

Systematic Investment Plan (SIP)
SIP is a disciplined approach to investing. It helps in averaging out the cost of investment and reduces the impact of market volatility.

Advantages of SIP:

Rupee Cost Averaging: Reduces the impact of market volatility by averaging out the purchase cost.

Discipline: Ensures regular investment without worrying about market timing.

Compounding: Long-term SIPs benefit from the power of compounding.

You are already investing through SIPs, which is excellent. Increasing your SIP amounts can further accelerate your wealth creation.

Fixed Deposits (FD) for Emergency Fund
Your emergency fund in FD is well-placed for safety and liquidity.

Advantages of FD:

Safety: FDs are considered very safe.

Guaranteed Returns: FDs offer fixed and guaranteed interest rates.

Disadvantages of FD:

Lower Returns: FD returns are generally lower compared to mutual funds.

Inflation Risk: Returns may not keep up with inflation.

Ensure your emergency fund remains adequate but consider other investment avenues for higher returns on excess funds.

Stocks
Your investment in stocks shows a higher risk tolerance, which is beneficial for growth.

Advantages of Stocks:

High Returns: Stocks have the potential for high returns over the long term.

Ownership: Provides ownership in companies and benefits from their growth.

Disadvantages of Stocks:

Volatility: Stocks can be highly volatile and risky.

Time-Consuming: Requires constant monitoring and market knowledge.

Continue investing in stocks but balance this with safer options for risk management.

Strategic Allocation to Achieve Your Goal
To accumulate Rs 3-4 crore, you need a balanced approach that maximizes growth while managing risks.

Step 1: Increase SIP in Actively Managed Mutual Funds
Shift Focus: Allocate more funds to actively managed equity mutual funds instead of index funds.

Diversify: Invest in a mix of large-cap, mid-cap, and multi-cap funds for diversification.

Step 2: Maintain Adequate Emergency Fund
FD for Safety: Keep 6-12 months’ expenses in FD for emergency needs.

Liquid Funds: Consider liquid mutual funds for better returns with liquidity.

Step 3: Continue Investing in Stocks
Balanced Portfolio: Maintain a balanced portfolio of blue-chip and growth stocks.

Regular Review: Periodically review and rebalance your stock portfolio.

Step 4: Utilize PPF and PF Wisely
PPF Contributions: Continue contributing to PPF for tax benefits and safe returns.

PF Growth: Let your PF grow, benefiting from compounded returns.

Step 5: LIC and Insurance Planning
Review Policies: Ensure your LIC policy aligns with your financial goals.

Adequate Coverage: Ensure you have adequate life insurance coverage for your family’s security.
Insurance-cum-investment schemes
Insurance-cum-investment schemes (ULIPs, endowment plans) offer a one-stop solution for insurance and investment needs. However, they might not be the best choice for pure investment due to:
• Lower Potential Returns: Guaranteed returns are usually lower than what MFs can offer through market exposure.
• Higher Costs: Multiple fees in insurance plans (allocation charges, admin fees) can reduce returns compared to the expense ratio of MFs.
• Limited Flexibility: Lock-in periods restrict access to your money, whereas MFs provide more flexibility.
MFs, on the other hand, focus solely on investment and offer:
• Potentially Higher Returns: Investments in stocks and bonds can lead to higher growth compared to guaranteed returns.
• Lower Costs: Expense ratios in MFs are generally lower than the multiple fees in insurance plans.
• Greater Control: You have a wider range of investment options and control over asset allocation to suit your risk appetite.
Consider your goals!
• Need life insurance? Term Insurance plans might be suitable.
• Focus on growing wealth? MFs might be a better option due to their flexibility and return potential.

Planning for Child’s Education and Retirement
Your child’s education and your retirement are your primary goals. Here’s a strategy to address both.

Child’s Education
Education Fund: Start a dedicated fund for your child’s education with equity mutual funds for growth.

Systematic Transfers: As your child approaches college age, systematically transfer funds to safer investments.

Retirement Planning
Retirement Corpus: Focus on building a retirement corpus through a mix of equity and debt mutual funds.

Regular Review: Review your retirement plan annually and adjust contributions as needed.

Estimating Future Value
While specific calculations are beyond this scope, a financial calculator or a Certified Financial Planner can help estimate the future value of your investments. Regularly reviewing and adjusting your strategy is essential to stay on track.

Final Thoughts and Recommendations
Your current financial discipline is commendable. To achieve your goal of Rs 3-4 crore, continue your SIPs, focus on actively managed funds, and maintain a diversified portfolio. Balance risk and safety through strategic asset allocation.

Thank you for seeking my guidance. Your proactive approach to securing your financial future and your child’s education is admirable. Feel free to reach out for further personalized advice.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in

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Mutual Funds, Financial Planning Expert - Answered on Jul 15, 2024

Asked by Anonymous - Jul 10, 2024Hindi
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I am 34, i have monthly salary of rs 150000/- Till now i have a house of 3000000, pf of 400000 mutual fund 400000 stock of rs 500000 Nps of Rs 2500000, i want to retire in 50, kindly tell me the correct plan to ease my retirement.
Ans: Retiring at 50 is a wonderful goal, and you’re well on your way. You've built a solid foundation with your house, PF, mutual funds, stocks, and NPS. Let’s look at how you can enhance your plan to ensure a smooth and comfortable retirement.

Assessing Your Current Financial Position
House: You own a house worth Rs. 30 lakhs. This is a great asset for your stability.

Provident Fund (PF): You have Rs. 4 lakhs in your PF. This is a secure way to accumulate wealth for retirement.

Mutual Funds: With Rs. 4 lakhs in mutual funds, you have already started a good investment strategy.

Stocks: Your stock investment of Rs. 5 lakhs adds another layer of growth potential.

National Pension System (NPS): Your NPS is at Rs. 25 lakhs, which is an excellent foundation for your retirement.

With a monthly salary of Rs. 1.5 lakhs, you have the opportunity to build on this foundation.

Setting Clear Retirement Goals
To retire at 50, you need to define your goals. How much monthly income do you need? Let’s assume you need Rs. 50,000 per month for a comfortable retirement. This translates to Rs. 6 lakhs annually.

Enhancing Your Investment Strategy
Mutual Funds

Mutual funds are a great way to grow your wealth. They offer diversification and professional management. Consider increasing your monthly SIPs (Systematic Investment Plans) to build a larger corpus. Regular funds, managed by a Certified Financial Planner, can provide better guidance and personalized investment strategies. Actively managed funds often outperform index funds, providing higher returns.

Stocks

Stocks have high growth potential but come with risks. Diversify your stock investments across sectors to minimize risks. Review your portfolio regularly with the help of a Certified Financial Planner.

National Pension System (NPS)

The NPS is a valuable component of your retirement plan. It offers tax benefits and a steady income post-retirement. Consider increasing your contributions to the NPS for a larger corpus.

Building a Balanced Portfolio
A balanced portfolio includes a mix of equity, debt, and other assets. This reduces risk and ensures stable returns.

Equity Investments

Equity investments include stocks and equity mutual funds. These offer high returns but are volatile. Regular SIPs in mutual funds and a diversified stock portfolio can help manage this risk.

Debt Investments

Debt investments are stable and less risky. They include PF, fixed deposits, and debt mutual funds. Ensure a portion of your portfolio is in debt to provide stability.

NPS and PF Contributions

Continue and increase your contributions to NPS and PF. They provide secure and tax-efficient growth.

Risk Management
Insurance

Adequate insurance is crucial. Ensure you have life, health, and critical illness insurance. This protects you and your family from unforeseen events.

Emergency Fund

Maintain an emergency fund equivalent to 6-12 months of expenses. This provides financial security in case of unexpected events.

Tax Planning
Effective tax planning can save you money and increase your retirement corpus.

Tax-Exempt Investments

Invest in tax-exempt instruments like PPF, NPS, and ELSS mutual funds. They provide tax benefits and grow your wealth.

Tax-Efficient Withdrawals

Plan your withdrawals post-retirement to minimize tax liabilities. A Certified Financial Planner can help you strategize tax-efficient withdrawals.

Regular Monitoring and Review
Regularly review and adjust your investment strategy. Monitor your portfolio performance and make necessary adjustments.

Certified Financial Planner

Engage with a Certified Financial Planner. They provide professional advice, help manage your investments, and ensure you stay on track to meet your goals.

Preparing for Retirement
Estimate Retirement Expenses

List all possible retirement expenses. Consider inflation and unexpected costs. This helps you plan accurately.

Create a Retirement Budget

Based on your estimated expenses, create a retirement budget. Stick to this budget to manage your funds efficiently.

Income Generation Post-Retirement
NPS Annuity

NPS provides a steady income post-retirement. Opt for a suitable annuity plan that matches your needs.

Systematic Withdrawal Plans (SWP)

Use SWP from mutual funds for regular income. It provides flexibility and tax efficiency.

Estate Planning
Will and Nomination

Prepare a will to distribute your assets as per your wishes. Ensure all investments have a nominee.

Power of Attorney

Assign a trusted person as your power of attorney. They can manage your finances if you are unable to do so.

Final Insights
Retiring at 50 is achievable with disciplined planning and strategic investments. Your current financial position is strong, and with a few adjustments, you can enhance your retirement plan.

Focus on increasing your investments in mutual funds, stocks, and NPS. Maintain a balanced portfolio with a mix of equity and debt. Regularly review your investments and adjust as needed.

Engage with a Certified Financial Planner for personalized advice. They can help you navigate complex financial decisions and keep you on track.

Plan for taxes and ensure you have adequate insurance and an emergency fund. Prepare for retirement by estimating expenses, creating a budget, and planning for income generation.

Finally, ensure proper estate planning with a will and power of attorney.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in

..Read more

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Asked by Anonymous - Oct 15, 2024Hindi
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I would appreciate it if you could suggest a best financial strategy for building a 2CR corpus in the next 10 years. I am 34 years old and have a total of 15 lakhs in loans for personal and credit cards. I had a corpus of 10 lakhs in FD before Covid but had to use it due to medical emergencies. I would like to start again with my current salary of 70k, with 35k going towards my loans and 5k going towards groceries.
Ans: Building a Rs. 2 Crore Corpus in 10 Years
Age: 34 | Current Salary: Rs. 70,000 per month
Total Loan: Rs. 15 Lakhs (Personal + Credit Cards)

You aim to build a Rs. 2 crore corpus in 10 years, despite having loans and a limited current surplus. Achieving this goal requires a balanced financial strategy. I will suggest a detailed, 360-degree plan for you, focusing on debt reduction, systematic investments, and discipline.

Current Situation Assessment
Salary: Rs. 70,000 per month
Loans: Rs. 15 lakhs
Loan EMIs: Rs. 35,000 per month
Grocery expenses: Rs. 5,000 per month
Available Surplus: Rs. 30,000 per month
You already have Rs. 35,000 going towards loans and Rs. 5,000 towards groceries. This leaves you with Rs. 30,000 to work with monthly. Here’s how you can manage this amount effectively.

Step 1: Prioritize Debt Repayment
Your primary focus should be to clear high-interest loans first. Personal and credit card loans usually have high-interest rates. These loans could eat into your savings if not managed carefully.

Allocate Rs. 25,000 from your surplus for loan repayment.
Focus on credit card debt first, as it is likely the costliest loan.
If possible, opt for balance transfer or debt consolidation to reduce the interest burden on these loans.
Step 2: Emergency Fund Creation
Given your past medical emergency, it's important to build an emergency fund. This will act as a financial cushion for unforeseen events.

Allocate Rs. 5,000 per month from your available Rs. 30,000 surplus.
Aim to accumulate 6 months of your expenses, which should be around Rs. 2 lakh.
Keep this amount in a liquid fund or high-interest savings account for easy access.
After clearing loans, you can increase this allocation further.

Step 3: Systematic Investment Plan (SIP) for Wealth Creation
Once your loans are under control, you will have more surplus to invest. To achieve Rs. 2 crore in 10 years, Systematic Investment Plans (SIPs) will play a key role. Here’s how to begin.

Start by investing Rs. 5,000 to Rs. 7,000 monthly in mutual funds initially.

Large-Cap Mutual Funds: Stable returns and lower risk.
Flexi-Cap Mutual Funds: Offers a mix of large, mid, and small-cap exposure.
You can gradually increase this SIP as you free up more funds after repaying the loans.

Step 4: Focus on Retirement through NPS
You are 34 now and should also begin thinking about retirement savings alongside other goals.

Consider investing in the National Pension System (NPS).
You can allocate Rs. 2,000 to Rs. 3,000 per month towards NPS.
It has tax benefits under Section 80C, and the returns from equity exposure can help in long-term wealth building.
Step 5: Use Tax Savings to Boost Investments
Maximize tax-saving opportunities to increase your investment potential.

Section 80C: You can invest in ELSS mutual funds for tax-saving purposes, PPF, or NPS.
Health Insurance Premiums: Take advantage of Section 80D for your and your family’s health insurance.
Any tax refunds or savings should be channelled back into your SIPs to boost wealth creation.
Step 6: Revisit and Reduce Insurance Burden (If any)
If you have LIC policies, especially those that combine insurance and investment, assess their performance.

If the returns are low, consider surrendering them and reinvesting in mutual funds.
Get a pure term insurance for adequate life cover at a lower cost, which won’t affect your long-term savings.
This strategy helps in cost optimization, leaving more for investments.

Step 7: Regularly Increase SIP Contributions
As your salary increases or once you have cleared your loans, step up your SIP contributions. To reach Rs. 2 crore in 10 years, you will need to invest aggressively.

You can follow the 10% rule for SIP step-ups each year.
As a benchmark, an Rs. 30,000 per month SIP in the long term (post-loan repayment) can significantly increase your chances of achieving your goal.
Step 8: Review and Monitor Performance
Financial plans should be flexible and adaptable. As market conditions change, periodically review your investments to ensure they are on track.

Annually review the performance of your mutual funds with your Certified Financial Planner (CFP).
Shift from underperforming funds to better options if required, but always stay consistent with your investment goals.
Finally: Achieving Your Goal of Rs. 2 Crore
Based on the above steps, let’s consider the long-term picture:

Clearing debt in the next 3-4 years will free up a large chunk of your income.
Increasing your SIP gradually to Rs. 30,000 - Rs. 35,000 per month after clearing debt will set you on track to achieve the Rs. 2 crore target.
Stay disciplined and review your portfolio regularly to adjust to changing circumstances.
Best Regards,

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

...Read more

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Ramalingam Kalirajan  |6630 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Oct 16, 2024

Asked by Anonymous - Oct 16, 2024Hindi
Money
Hello Sir, i have got three properties (Property 1,Flat, value around 1.5 Cr. no loan. Property 2,Office, value around 2 Cr, no loan. Property 3,Flat, Value around 4 Crs, loan 1.5 Crs). I am staying currently in property 1 and planning to shift to property 3. Rental expected from property 1 and 2 is 50k and 80k respectively. So question is should i continue the loan on property 3 or should I clear that loan by selling either of property 1 or 2.Thanks in advance.
Ans: Understanding Your Current Scenario
You own three properties with no loans on two of them:

Property 1 (Flat): Valued at Rs 1.5 crore.
Property 2 (Office): Valued at Rs 2 crore.
Property 3 (Flat): Valued at Rs 4 crore, with a Rs 1.5 crore loan.
You are planning to shift from Property 1 to Property 3. You also expect rental income of Rs 50,000 from Property 1 and Rs 80,000 from Property 2.

Loan Repayment or Continuing EMI: Factors to Consider
Here are some key aspects you need to evaluate before deciding to sell or continue the loan:

1. Interest on the Loan
The first question is: What is the interest rate on your home loan for Property 3? If the interest rate is high, clearing the loan might make sense.
If your loan interest rate is below 8%, the loan cost is relatively low. You could consider continuing the loan and using your surplus for better investments that generate higher returns.
2. Rental Income Stability
You are getting a rental income of Rs 1.3 lakh from Property 1 and 2 combined. This is a steady income stream that can support your monthly EMIs or other expenses.
If you sell one of these properties, you will lose this stable rental income. Consider how this will affect your long-term cash flow.
3. Opportunity Cost of Selling the Properties
Selling Property 1 or 2 will give you liquidity to clear the loan on Property 3. However, this would result in the loss of rental income of Rs 50,000 or Rs 80,000.
Think about the potential appreciation of these properties. If you expect significant future value increase, holding onto them may be wise.
4. Capital Gains Tax Consideration
If you sell either property, you will need to pay capital gains tax. The tax implications can reduce the actual amount you get from the sale.
Before making a decision, calculate the tax you will need to pay on selling the property, especially if the property has appreciated significantly.
5. Emotional Factor and Usage
Consider how emotionally attached you are to these properties. Would selling a property you’ve lived in or used for a long time affect your decision?
Also, think about how you may want to use these properties in the future. If Property 2 is an office, will it have future business use?
Benefits of Keeping the Loan
Keeping the loan on Property 3 can be a smart option if:

The interest rate on the loan is low.
You can comfortably pay the EMIs from your rental income or other sources.
You want to hold onto your properties for long-term capital appreciation.
Benefits of Clearing the Loan
Clearing the loan by selling Property 1 or 2 might make sense if:

The interest rate on the loan is high and you want to avoid paying interest over a long period.
You prefer a debt-free lifestyle and don’t want the burden of monthly EMIs.
You can sell the property without significant tax losses or future appreciation concerns.
Analyzing Each Option
Option 1: Continue the Loan on Property 3
You keep both Property 1 and 2 and continue earning Rs 1.3 lakh in rental income.
Use this rental income to cover a portion of the EMI on Property 3.
Over time, property prices are likely to appreciate, giving you more equity on these assets.
This option is ideal if you have a low-interest loan and prefer to hold onto your assets.
Option 2: Sell Property 1 or 2 to Clear the Loan
You become debt-free by selling either Property 1 or 2.
However, you lose the rental income from the property you sell.
You might face capital gains tax, which will reduce the actual liquidity you get.
This option works if you want to eliminate your loan burden and don’t mind sacrificing rental income.
Rental Yield vs Loan Interest
Another point to evaluate is the rental yield.

If the rental yield (rental income as a percentage of property value) is higher than your loan interest rate, it may be more profitable to continue with the loan. If it is lower, you may want to consider clearing the loan.

For example, if your rental yield is 3% and your loan interest rate is 8%, the loan costs are higher. In this case, clearing the loan might be a better option.

Tax Deduction on Loan Interest
Don't forget that home loan interest payments qualify for tax deductions under Section 24(b) of the Income Tax Act. If you fall in a high tax bracket, you might get significant tax relief by continuing the loan. This could make the loan cheaper overall.

Finally
Making this decision requires balancing your long-term financial goals and current financial comfort. It’s not just about clearing the loan but about ensuring that your assets and cash flows are optimized for the future.

If your loan interest rate is low and you can comfortably pay the EMI, consider keeping the loan. The rental income you have is steady, and property values are likely to appreciate.

If the loan interest rate is high or the EMI feels burdensome, you might want to clear the loan by selling one of your properties. But do keep in mind the tax implications and the long-term benefits of retaining your properties.

I recommend speaking to a Certified Financial Planner to analyze this further, as personal financial situations can vary greatly.

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

...Read more

Ramalingam

Ramalingam Kalirajan  |6630 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Oct 16, 2024

Money
Sir, I am 44 years old. I have started investing in Mutual funds. I have invested @Rs 2000 each in 4 nos of mutual funds. SBI bluechip - SBI Small cap - Parag Parikh Flexi cap - Icici multi cap growth - How good a mix is this and how much my approximate wealth creation will be at 60. I also have an NPS of Rs 2500 p.m. NPS Vatsalya of Rs 2000 p.m. Provident fund investment of Rs 7000 p.m. Sukanya Samriddhi of Rs 1000 p.m. Other than LICs of around 15000 p.m. How is this strategy and do I need to change anything. I have a son and daughter and i am the sole earner in my family. Net salary is around Rs 94000 p.m. Kindly guide Regards G S Bhattacharya
Ans: Mr. Bhattacharya, your current investment strategy is quite diversified, which is a great start. You're investing in mutual funds, NPS, Provident Fund, Sukanya Samriddhi, and LICs. Let’s take a detailed look at each of your investments and assess how they contribute to your long-term goals, including wealth creation and family security.

Mutual Fund Mix Evaluation
You have chosen a mix of large-cap, small-cap, flexi-cap, and multi-cap funds. Let’s break this down:

SBI Bluechip (Large Cap): This fund focuses on stable, large companies. It offers consistent growth with lower risk compared to small- and mid-cap funds.

SBI Small Cap: Small-cap funds are known for high growth potential but come with higher volatility. It's good for long-term wealth creation if you can handle the risk.

Parag Parikh Flexi Cap: Flexi-cap funds provide a balanced approach as they invest across market caps. This fund adds diversification and flexibility to your portfolio.

ICICI Multicap Growth: Multi-cap funds offer broad exposure across large, mid, and small-cap stocks. This adds diversity and helps balance risk and return.

Your current mix is balanced with exposure to different market segments. However, you are investing only Rs 8,000 per month across four funds. If possible, consider increasing your SIPs over time to enhance your wealth creation.

You may also want to review your portfolio every year with a Certified Financial Planner to ensure it's aligned with your goals and risk tolerance.

NPS (National Pension System)
You are contributing Rs 2,500 per month to NPS, which is a good retirement tool. NPS offers a mix of equity, corporate bonds, and government securities. It also gives you the benefit of tax savings under Section 80C and 80CCD(1B). However, at Rs 2,500 per month, your contribution is relatively low. Increasing this amount will give you a more substantial retirement corpus.

NPS Vatsalya
Your Rs 2,000 contribution to NPS Vatsalya adds to your retirement planning. While both NPS and NPS Vatsalya are pension schemes, you need to assess whether maintaining both is necessary. A professional planner can help you decide if consolidating these investments might be more effective.

Provident Fund (PF)
Contributing Rs 7,000 per month to your Provident Fund is excellent for building a retirement corpus. It offers guaranteed returns and is a safe long-term investment. The tax benefits and safety make this an essential part of your strategy. You can continue this contribution as it builds a solid foundation for your retirement.

Sukanya Samriddhi Scheme (SSS)
You are contributing Rs 1,000 per month towards Sukanya Samriddhi for your daughter. This is a great step towards securing her future. It offers attractive interest rates, and the maturity is tax-free. This is one of the best tools for saving for your daughter’s education and marriage.

LIC Premiums
You are paying Rs 15,000 per month towards LIC policies. LIC offers security, but it’s crucial to assess whether these policies are insurance-cum-investment products. These policies often provide lower returns than mutual funds. It might be worth reconsidering your allocation to LIC, focusing on term insurance for protection and mutual funds for growth. If you find that these are traditional or ULIP policies, consider surrendering them and reinvesting in high-return mutual funds.

Wealth Creation by Age 60: Approximate Insights
Given your current investment pattern, let's look at potential wealth creation:

Mutual Funds: With a SIP of Rs 8,000 per month, assuming an average annual return of 12% over the next 16 years, your mutual funds can grow significantly. You could expect a corpus upwards of Rs 50-60 lakh, depending on market performance and how regularly you increase your SIP amounts.

NPS: Your Rs 2,500 contribution per month might result in a decent retirement corpus, depending on how long you continue investing and the equity-debt ratio of your NPS portfolio. Over time, you can expect this corpus to grow steadily.

Provident Fund: Your Rs 7,000 per month in PF contributions will continue building a safe and stable retirement corpus.

Sukanya Samriddhi: Your contributions towards Sukanya Samriddhi will grow until your daughter turns 21, and the tax-free maturity amount will help with her education or marriage.

However, exact wealth creation depends on how consistently you invest and whether you increase contributions over time. Periodic reviews with a Certified Financial Planner can give you better insights.

Family Protection and Financial Security
You mentioned that you are the sole earner in your family. It's crucial to protect your family with a pure term insurance plan rather than relying on LIC's traditional policies for both insurance and investment. Pure term insurance offers higher coverage at a lower cost.

Since you have a son and a daughter, ensuring they are financially secure is essential. You may need to assess your insurance coverage to ensure it meets your family's needs in case of unforeseen circumstances.

Suggestions for Improvement
While your strategy is solid, here are a few improvements to consider:

Increase SIPs Gradually: If your budget allows, gradually increase your SIPs. Even small increases can have a significant impact on your long-term wealth.

Focus on Term Insurance: If your LIC policies are investment-cum-insurance plans, consider switching to term insurance for higher life coverage at a lower cost. Reinvest the difference in mutual funds for better returns.

Review NPS Contributions: Consider increasing your NPS contributions if retirement security is a primary goal. The NPS can be a powerful tool for building a retirement corpus, but your current contributions may be on the lower side.

Keep an Emergency Fund: Ensure you have a sufficient emergency fund. Ideally, you should aim for 6-12 months of expenses saved in a liquid, safe investment like a savings account or liquid mutual fund.

Child’s Education Planning: Sukanya Samriddhi is excellent for your daughter. For your son, you may want to allocate additional savings towards his higher education through a dedicated investment plan.

Final Insights
Your current investment approach is diversified and provides a good balance between growth and safety. You have laid a strong foundation for retirement, children’s education, and insurance.

To further enhance your financial security:

Gradually increase your SIPs and NPS contributions.
Shift to term insurance for higher life cover.
Periodically review your portfolio to ensure it aligns with your long-term goals.
Lastly, don't hesitate to seek advice from a Certified Financial Planner for personalized guidance on growing and protecting your wealth.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

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

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