
Hello Sir, I'm a 42 year old IT professional, single earning member of the family having a 9 year old son. I incurred heavy losses financially due to a bad investment in real estate in Mumbai between 2019-2024. During this phase, I got burdened with home loans, credit card loans and personal loans. I was able to scrape through the real estate situation somehow in 2024 and somehow close the home loan and credit card loans. However, I still have around 15 lakh personal loan (EMI ~31K/month), which extends till 2030, and a car loan of 7 lakhs (~15k/month EMI) till 2029. I also pay rent of about 25k/month.
My current savings :
- Bank FDs of 2-3 lakhs.
- EPF - around 12 lakhs
Currently I earn around 1.9 lakhs per month as salary.
My investments currently are:
1. 2 LIC policies (6k/month combined) - since 2008 & 2013 respt. - 20 years duration; amount 10 lakh with 4 yearly bonus of 1 lakh from every policy.
2. ELSS SIP of 1500/month
3. Corporate NPS of 12,500/month.
4. Term Plan of 1 CR : 48K / year
Could you please suggest a saving strategy to have a corpus of around 2 CR by age 55/58? Also, what options do I have if I wish to buy a house in the next 2-3 years (approx 70 lakhs budget)?
Ans: You have taken strong steps to stabilise your finances after a difficult phase. Now, the focus should be on reducing debt, building wealth, and securing your goals. Below is a detailed savings strategy and an assessment of your home-buying options.
Debt Management
Your personal loan EMI is Rs 31K/month, and the car loan EMI is Rs 15K/month. These are major financial burdens.
Priority should be given to clearing the personal loan faster, as it has a longer tenure and a higher impact on financial stability.
Any extra savings or bonuses should go towards prepaying this loan.
Avoid taking any new loans until you clear a major portion of the personal loan.
Since your EPF balance is Rs 12 lakh, you may explore partial withdrawal if absolutely needed. However, EPF is best left untouched for retirement.
Ensure all EMIs are paid on time to maintain a strong credit score. This will be important when applying for a home loan later.
Review of Existing Investments
LIC Policies (Rs 6K/month): These policies provide low returns. Since they are nearing maturity, you can hold them, but avoid further investments in such policies.
ELSS SIP (Rs 1,500/month): This is good for tax savings, but the amount is too low. Increase your ELSS SIP gradually when loan burdens reduce.
Corporate NPS (Rs 12,500/month): This provides tax benefits but lacks liquidity. Continue investing as it helps with retirement planning.
Term Plan (Rs 1 crore): This is essential and should be continued. However, check if a lower premium option is available.
Savings Strategy to Build Rs 2 Crore Corpus
To achieve your Rs 2 crore goal by age 55-58, you need structured investments.
Step 1: Debt Clearance First
Until your personal loan is cleared, avoid aggressive investments.
Any surplus from salary increments should be directed towards loan prepayments.
Step 2: Emergency Fund
Maintain at least Rs 5 lakh in a high-interest FD or liquid mutual fund.
This ensures that unexpected expenses do not derail your financial planning.
Step 3: Gradual Increase in SIPs
Once your personal loan is substantially reduced (below Rs 5 lakh), start increasing SIPs.
Short-term SIPs (for home down payment in 2-3 years):
Invest Rs 10,000/month in a low-risk fund.
This will help accumulate around Rs 4-5 lakh for home down payment.
Long-term SIPs (for retirement and wealth building):
Once loan EMIs reduce, start investing Rs 35,000-40,000/month in diversified equity funds.
Increase this further when financial flexibility improves.
This should help in reaching the Rs 2 crore goal over 15-16 years.
Step 4: Avoid Low-Return Investments
Avoid further LIC or endowment policies, as they offer low growth.
Direct more money into high-growth investments.
Do not invest in annuities, as they lack flexibility.
Home Purchase Strategy
Buying a Rs 70 lakh house in 2-3 years will require a structured plan.
Step 1: Down Payment Planning
Minimum down payment needed: Rs 14-15 lakh (20%).
Increase your short-term savings in safe instruments to accumulate this amount.
Step 2: Loan Affordability
Home loan EMI for a Rs 55 lakh loan (assuming 8.5% interest) will be Rs 45-50K/month.
Since you already pay Rs 31K EMI for a personal loan and Rs 15K for a car loan, managing an additional EMI will be challenging.
Clearing a major portion of the personal loan before taking a home loan is ideal.
Step 3: Rental vs Buying Decision
Since you are paying Rs 25K/month as rent, a home loan EMI of Rs 45K/month will not be a big jump.
However, ensure that you have a stable emergency fund before committing to a home loan.
Final Insights
Your focus should be on financial stability before making new commitments.
First, reduce your personal loan burden.
Then, increase investments gradually.
Maintain an emergency fund for financial security.
Plan for a house purchase only when loan pressure is lower.
With disciplined financial planning, you can achieve both your Rs 2 crore goal and home ownership in a sustainable manner.
Best Regards,
K. Ramalingam, MBA, CFP,
Chief Financial Planner,
www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment