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Should I buy a house using my PF and taking another loan? I'm currently paying rent and considering a 45,000 EMI.

Milind

Milind Vadjikar  | Answer  |Ask -

Insurance, Stocks, MF, PF Expert - Answered on Oct 04, 2024

Milind Vadjikar is an independent MF distributor registered with Association of Mutual Funds in India (AMFI) and a retirement financial planning advisor registered with Pension Fund Regulatory and Development Authority (PFRDA).
He has a mechanical engineering degree from Government Engineering College, Sambhajinagar, and an MBA in international business from the Symbiosis Institute of Business Management, Pune.
With over 16 years of experience in stock investments, and over six year experience in investment guidance and support, he believes that balanced asset allocation and goal-focused disciplined investing is the key to achieving investor goals.... more
Anand Question by Anand on Oct 02, 2024Hindi
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Last month i purchased one property and take loan of 24 lakhs for which I need to pay 25000 as a EMI. Now I want to purchase another property flat for personal use at present I'm in rented house. So for this property I plan to withdraw PF amount and also take another loan for 20 lakh ....total EMi will be 45000... So it is good to purchase house from PF account. Total EMi will be 45000 but my rent will save 15000 net payout will be 30000... Please suggest

Ans: Absolutely ok to use PF corpus for buying residence for self use. Please go ahead.

All the best!!
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  |10872 Answers  |Ask -

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

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Hi, I have 43L and I'm planning to buy a flat worth 1.4Cr. It is due completion in 2029. So I can either put in more now or at the end. I have decided to do below. Pay 10% since it's compulsion, now I have 30lacks with me. My biggest advantage now is time. So I have invested lumpsum of 20L in PPFAS Flexi cap and 10L in HDFC Balanced Fund. I have a loan sanctioned of remaining amount 1.2Cr. My question is, in 5yrs time, should I use 87L from loan and use whatever I get from these MF's or should I stay invested in MF's and use full loan amount of 1.2cr instead? My plan was to pump in additional 30k per month if I use only 87L from loan as my EMI would be less and 8-10yrs down the line, I can apply for PreClosure. What's the best way forward? Use full loan amount and pay higher emi and keep my 30L in MF intact or use partial loan amount, pump in additional sip and utilize what I get to foreclosure of loan? Other details, 30M, Monthly Exp around 50k. I am investing 35k in SIP, 50k for various plans, ULIP, insurance ROP, Assured returns etc. I consider these as debt instruments in my investments. End goal is to save enough for retirement and an additional real estate asset worth 1.5cr before retiring.
Ans: You have Rs 43 lakhs and plan to buy a flat worth Rs 1.4 crores due for completion in 2029. Here's an analysis of your options:

Current Investment Plan
1. Initial Payment:

Paid 10% (Rs 14 lakhs) upfront.
Remaining Rs 30 lakhs available.
2. Investment Allocation:

Rs 20 lakhs in PPFAS Flexi Cap Fund.
Rs 10 lakhs in HDFC Balanced Fund.
3. Loan Details:

Sanctioned loan amount: Rs 1.2 crores.
Option 1: Partial Loan and Additional SIP
1. Plan:

Use Rs 87 lakhs from the loan.
Use returns from mutual funds for the rest.
Pump in an additional Rs 30k per month as SIP.
2. Benefits:

Lower EMI, making it easier to manage monthly expenses.
Ability to invest more monthly, enhancing wealth creation.
Option to pre-close the loan in 8-10 years.
3. Considerations:

Assess the expected returns from mutual funds.
Ensure the investments outperform the loan interest rate.
Option 2: Full Loan Amount
1. Plan:

Use the full Rs 1.2 crores loan.
Keep the Rs 30 lakhs in mutual funds.
2. Benefits:

Larger loan amount may offer tax benefits.
Investments remain intact and grow over time.
Flexibility to use investment returns for other goals.
3. Considerations:

Higher EMI impacts monthly cash flow.
Loan tenure may be longer, increasing interest paid.
Comparative Analysis
1. Loan Interest vs. Investment Returns:

Compare the loan interest rate with the expected returns from mutual funds.
If mutual fund returns are higher, keeping investments intact might be beneficial.
2. Monthly Cash Flow:

Evaluate your ability to manage higher EMIs.
Consider the impact on your overall financial stability.
3. Pre-closure Option:

With lower EMIs, pre-closure of the loan becomes feasible.
Additional SIP investments can create a pre-closure fund.
Recommendations
1. Balanced Approach:

Use a mix of both options.
Opt for a partial loan and keep some investments intact.
2. Regular Review:

Monitor your mutual fund performance regularly.
Adjust investments and loan repayments based on market conditions.
3. Financial Goals:

Align your investments with long-term goals like retirement.
Diversify your portfolio to balance risk and returns.
Final Insights
Considering your goals, a balanced approach of partial loan and maintaining investments is optimal. Regularly review and adjust based on performance and market conditions.

Best Regards,

K. Ramalingam, MBA, CFP

Chief Financial Planner,

www.holisticinvestment.in

..Read more

Ramalingam

Ramalingam Kalirajan  |10872 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on May 29, 2025

Asked by Anonymous - May 19, 2025
Money
I am 49 yrs old Govt Employee. My take home salary (after TAX deduction) is Rs 1.5 lakh. I have a home loan of 40 lakh (bal 30 lakh) with EMI 27,000 for 20 yrs. I am getting an rent of 13,000 and am paying rent 25,000 for opting a bigger house near my office. I am planning to buy another house near my office for around 70 lakhs with EMI approx 63,000. In the last 15 yrs I have invested Rs 25 Lakh in MF, cuurent value is over 75 lakh. Currently I am investing 30,000 in MF and 15,000 in PF. Now my question is how to cover EMI for new flat: A) Shall I sell the previous flat and use the money to buy new one to lower the EMI or, B) Shall I STOP monthly investment in MF to cover the difference in EMI (63000 - rent of 25000). I am less worried about my future financial planning, as I will be getting pension and medical facility for family after retirement.
Ans: Based on your inputs and goals, here’s a professionally structured, insight-driven, and detailed response to guide you clearly.

Your Current Financial Profile
Age: 49 years.

Profession: Government employee with pension and family medical cover post-retirement.

Take-home salary: Rs. 1.5 lakh monthly.

Home loan: Outstanding Rs. 30 lakh. EMI: Rs. 27,000.

Existing property rented out for Rs. 13,000 per month.

Current residence rent: Rs. 25,000 per month.

Planning to buy a second house near your office worth Rs. 70 lakh.

EMI on new house expected to be Rs. 63,000.

Mutual fund investment: Rs. 25 lakh invested. Current value over Rs. 75 lakh.

Monthly SIP: Rs. 30,000.

Monthly PF contribution: Rs. 15,000.

Appreciation of Financial Discipline
Holding Rs. 75 lakh in mutual funds from a Rs. 25 lakh investment shows patience.

Regular investing and PF contributions show solid planning habits.

Your awareness about medical and pension benefits is practical and matured.

The fact that you want to optimise EMI without harming long-term wealth is wise.

Decision Point: Covering the New Home EMI
You are weighing two options now:

Option A: Sell current flat and reduce EMI burden for new flat.

Option B: Continue holding both flats and pause SIPs to manage EMI of Rs. 63,000.

Let's examine both with a 360-degree approach.

Option A: Selling the Existing Flat
Selling the old flat will release locked capital from property.

You can use this to make a larger down payment.

That will lower the EMI or reduce the loan period.

Lower EMI improves your monthly cash flow.

You also avoid managing two houses with two EMIs.

You stop earning Rs. 13,000 rent but save Rs. 27,000 EMI.

Owning a bigger house near office solves your need directly.

No rental expense of Rs. 25,000 if you shift to new home.

Key Point: You save Rs. 25,000 rent + reduce loan burden by using proceeds.

Tax Angle: If you sell the flat after 2 years of holding, capital gain is long-term.
LTCG above Rs. 1.25 lakh in mutual funds is taxed at 12.5%.
LTCG from property is taxed at 20% with indexation.

Selling old flat may attract LTCG, but this can be managed using capital gain bonds.

Option B: Stop SIPs and Continue Both Loans
EMI gap = Rs. 63,000 (new) – Rs. 25,000 (current rent) = Rs. 38,000.

To cover this, you think of stopping Rs. 30,000 SIP.

But stopping SIPs will reduce your wealth-building capacity.

Your mutual fund corpus has done well. Rs. 75 lakh today is no accident.

Cutting SIPs for EMI compromises this growth for short-term comfort.

Managing two home loans increases debt burden.

Emergency or job-related changes will pressure your finances.

You will carry both loans into retirement years, which is risky.

Rental income of Rs. 13,000 does not justify a Rs. 27,000 EMI.

Key Point: Dual loans + no SIPs = weak liquidity + poor wealth creation.

Strategic Assessment
Your pension and medical support post-retirement are great advantages.

But real estate is not an efficient investment tool now.

It lacks liquidity, has low rental yield, and high exit costs.

Mutual funds, on the other hand, offer flexibility and growth.

SIPs keep your wealth compounding with time and inflation-adjusted returns.

Don’t stop SIPs which are the growth engine of your portfolio.

Disadvantages of Overexposure to Real Estate
You already own one flat. Another will double maintenance and property tax.

Real estate is illiquid and hard to exit in emergency.

Rental income is low compared to the capital value.

Prices may not rise as fast as mutual fund NAVs.

Property resale involves brokerage, stamp duty, and tax.

How to Optimally Fund New Home Purchase
Sell your old property to reduce new home loan amount.

Use part of your mutual fund corpus to bridge any shortfall.

Withdraw only up to 10-15% of MF corpus to avoid over-exposure.

Ensure you leave most of your MF investment untouched.

Avoid stopping SIPs; instead, cut some discretionary expenses.

Consider using partial withdrawal from EPF only if strictly needed.

Always keep emergency reserve of 6 months for EMI and expenses.

If You Must Retain Both Homes
Then you must downsize SIPs slightly, not stop them.

Reduce SIP to Rs. 10,000 or Rs. 15,000 monthly for 2-3 years.

Resume full SIPs once salary increases or loan interest reduces.

Don’t remove entire SIP at once; it hurts long-term compounding.

Explore joint ownership with spouse to improve loan eligibility.

Renting out one of the flats is essential for cash flow support.

MF Investment Advice
Avoid direct mutual funds unless you have market expertise.

Regular plans through MFDs with CFP support bring curated advice.

Direct plans don’t come with guidance, especially in volatile markets.

Certified Financial Planners bring goal alignment, review discipline, and fund switching help.

Active Funds Over Index Funds
Index funds follow market blindly; no downside protection.

Actively managed funds offer better risk-adjusted performance.

Fund manager expertise helps you in falling markets.

You already have seen benefit with active mutual fund growth.

Actionable Plan
Sell existing flat to reduce new loan to affordable level.

Shift to new home and save Rs. 25,000 monthly rent expense.

Use part of mutual fund corpus if needed. Limit to 10%-15%.

Avoid stopping SIPs. Reduce only if necessary.

Continue investing to reach Rs. 1.5 crore corpus before retirement.

Maintain health cover and emergency fund as buffer.

Avoid dual home loan exposure at 49, just 9-10 years before retirement.

Don’t expect real estate to give fast returns or high rental income.

Stay focused on liquidity, stability, and capital efficiency.

Keep goal-based mutual fund plans intact with professional help.

Finally
Your discipline in investing is a big asset already.

Avoid halting SIPs which power your future corpus.

Don’t load retirement life with dual EMIs and real estate stress.

Selling one property and owning the right home near office is practical.

Continue MF journey with expert guidance and minimal interruptions.

This keeps you financially strong even in post-retirement years.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in

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

..Read more

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Nayagam P

Nayagam P P  |10852 Answers  |Ask -

Career Counsellor - Answered on Dec 07, 2025

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Hello, I’m a student who recently joined the Integrated M.Sc Physics program at Amrita University. I’m aiming for a strong academic foundation and a clear career path. Could you please guide me on the following: How good is this course for research careers or higher studies (IISc, IITs, abroad)? What are the placement prospects after Integrated M.Sc Physics at Amrita? Does the program help in preparing for alternate options like UPSC, CDS/AFCAT, or technical roles? What skills (coding, research projects, certifications) should I start early to make the most of this degree?
Ans: Sree, Program Overview and Academic Foundation: Congratulations on joining the Integrated M.Sc Physics program at Amrita University. This five-year integrated program represents a rigorous pathway designed to equip you with advanced theoretical and experimental physics knowledge combined with cutting-edge scientific computing skills. The curriculum uniquely integrates a minor in Scientific Computing, which adds substantial computational capability to your profile—a critical advantage in today's research and professional landscape. The program incorporates comprehensive coursework spanning classical mechanics, electromagnetism, quantum mechanics, statistical physics, advanced laboratory work, and specialized topics in materials physics, optoelectronics, and computational methods, positioning you excellently for both research and professional careers.
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An M.Sc from Amrita facilitates admission to PhD programs at international institutions. German universities offer tuition-free or low-fee MSc Physics programs (2 years) with scholarships like DAAD providing €850+ monthly stipends. US universities accept M.Sc graduates directly for PhD positions with full funding (tuition coverage + stipend). These pathways require GRE scores and strong Statement of Purpose articulating research interests. Research collaboration opportunities exist with Max Planck Institute (Germany) and CalTech Summer Research Program (USA), both welcoming Indian M.Sc students.
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Asked on - Dec 07, 2025 | Answered on Dec 07, 2025
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Ans: Welcome Sree.

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Ramalingam

Ramalingam Kalirajan  |10872 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Dec 06, 2025

Asked by Anonymous - Dec 06, 2025Hindi
Money
Dear Sir/Ma'am, I need some guidance and advice for continuing my mutual fund investments. I am a 36 year old male, married, no kids yet and no debts/liabilities as such. I have couple of savings in PPF, NPS, Emergency funds and long term investing in direct stocks. I recently started below mentioned SIPs for long term to grow wealth. Request you to review the same and let me know if I should continue with the SIPs or need to rationalize. Kindly also advice on how to invest a lumpsum amount of around 6lacs. invesco small cap 2000 motilal oswal midcap 2700 parag parikh flexicap 3000 HDFC flexicap 3100 ICICI prudential largecap 3100 HDFC large and midcap 3100 HDFC gold etf FOF 2000 ICICI Pru equity and debt fund 3000 HDFC balanced advantage fund 3000 nippon india silver etf FOF 2000
Ans: You already built a solid foundation. Many investors delay planning. But you started early at 36. That gives you a strong advantage. You have no liabilities. You have long term thinking. You also have diversified savings like PPF, NPS, Emergency funds and direct stocks. That shows clarity and discipline. This approach builds wealth with less stress over time.

You also started systematic investments in equity funds. That is a positive step. Your selection covers multiple categories like large cap, mid cap, small cap, flexi cap, hybrid and precious metals. So the intent is right. You are trying to create a broad portfolio. That gives balance.

» Your Portfolio Composition Understanding
Your current SIP list includes:

Small cap

Mid cap

Flexi cap

Large cap

Large and mid cap

Hybrid category

Gold and Silver FoF

Equity and Debt allocation fund

Dynamic hybrid fund

This shows you are trying to cover many segments. But too many categories can create overlap. When there is overlap, you get confusion during review. It also makes portfolio discipline difficult. You may think you are diversified. But the holdings inside may repeat. That reduces efficiency.

Your portfolio now looks like:

Equity dominant

Hybrid for stability

Metals for hedge

So the broad direction is fine. But simplifying helps in long-term habit building.

» Fund Category Duplication
You hold:

Two flexi cap funds

One large and mid cap fund

One pure large cap fund

One mid cap fund

One small cap fund

Flexi cap funds already invest across large, mid, small. Then large and mid also overlaps. So the large cap exposure gets repeated. That may not add extra benefit. But it increases monitoring complexity.

So I suggest rationalising. Keep one fund per category in core. Keep satellite space for only high conviction.

» Core and Satellite Strategy
A structured portfolio follows core and satellite method.

Core portfolio should be:

Simple

Long term

Stable

Satellite portfolio can be:

High growth

Concentrated

Based on your thinking level, you can structure like this:

Core funds:

One large cap

One flexi cap

One hybrid equity and debt fund

One balanced advantage type fund

Satellite funds:

One mid cap

One small cap

One metal allocation if needed

This division gives clarity. You can continue SIPs with review every year. No need to stop and restart often. That reduces behavioural mistakes.

» Your Current SIP List Review with Suggested Streamlining

You can consider continuing:

One flexi cap

One large cap

One mid cap

One small cap

One balanced advantage

One equity and debt hybrid

You may reconsider keeping both flexi caps and both gold silver funds. One of each category is enough. Because too many funds do not increase returns. It complicates tracking.

Precious metal funds should not be more than 5 to 7 percent in your portfolio. This is because metals are hedge assets. They do not create compounding like equity. They act as protection during cycles. So keep them small.

» How to Use the Rs 6 Lakh Lump Sum
You asked about lump sum investing. This is important. Lump sum should not go fully into equity at one time. Markets move in cycles. So use a staggered method. You can invest the lump sum through STP (Systematic Transfer Plan). You can keep the amount in a liquid fund and set STP toward your chosen growth funds over 6 to 12 months.

This reduces timing risk. It also creates discipline. So your Rs 6 lakh can be deployed gradually. You may use 50% towards core equity funds and 30% toward satellite growth category. The remaining 20% can go into hybrid category. This gives balance and comfort.

» Regular Funds Over Direct Funds
One important point many investors miss. Direct funds look cheaper. But they demand deep knowledge, discipline, and behaviour control. Most investors lose more through emotional selling and wrong timing than they save on expense ratio.

With regular funds through a Mutual Fund Distributor with Certified Financial Planner qualification, you get guidance, structure and correction. The advisory discipline protects you during market extremes. That is more valuable than a small saving in expense ratio.

A personalised planner also tracks portfolio drift, rebalancing need and category shifts. So regular fund investing gives long-term benefit and behaviour coaching.

» Actively Managed Funds over Index or ETF
Some investors choose index funds or ETF thinking they are simple and cheap. But they ignore drawbacks.

Index funds or ETF will not avoid weak companies in the index. They will invest whether the company grows or struggles. There is no fund manager decision making. So when markets are at peak, index funds continue aggressive exposure. In downturns also they fall fully. There is no cushion.

Actively managed funds work with research teams. They can avoid bad sectors. They can shift allocation based on market and economy. Over long term, this gives better alpha and stability. So continuing with actively managed funds creates better wealth compounding.

» SIP Continuation Strategy
Once the rationalisation is done, continue SIPs every month without interruption. Pause and restart behaviour damages compounding power. SIP works best when you go through all market cycles. You benefit more during corrections because cost averaging works.

So continue SIP amount. You can also review SIP increase every year based on income. Increasing SIP by 10 to 15 percent every year helps you reach large corpus faster.

» Asset Allocation Based Approach
One key point in wealth creation is having the right asset mix. Equity gives growth. Hybrid gives balance. Metals give hedge. Debt gives safety. Your asset allocation should stay aligned to your risk profile and time horizon.

Since you are young and have long term horizon, higher equity allocation is fine. But as time moves, rebalancing is important. Rebalancing protects gains and restores allocation.

So review your asset allocation every year or during major life events like child birth, home buying or retirement planning.

» Behaviour Management
Many portfolios fail not due to bad funds. They fail due to bad decisions. Selling during correction. Stopping SIP when market falls. Chasing past return performance. These mistakes reduce wealth.

Your discipline so far is good. Continue to stay patient during volatility. Equity rewards patience and time.

» Financial Goals Clarity
Since you have no children now, you can decide your long-term goals. Typical goals may include:

Retirement

Future child education

Dream lifestyle purchase

Health care reserves

When goals are clear, investment purpose becomes stronger. So you can map each fund category to goal horizon. Short-term goals should not use equity. Long-term goals should use equity with hybrid support.

» Role of Review and Monitoring
Review once in a year is enough. Frequent review can create anxiety. Annual review helps check:

Fund performance

Expense drift

Category relevance

Allocation balance

Then adjust only if needed. This progress helps you stay confident and aligned.

» Taxation Awareness
Equity mutual funds taxation rules are:

Short term (below one year holding) taxable at 20 percent

Long term (above one year holding) gains above Rs 1.25 lakh taxable at 12.5 percent

Debt mutual funds are taxed as per your income slab.

So always hold equity funds for long term. That reduces tax impact and gives better growth.

» SIP Increase Plan
You can create a simple plan to increase SIP over time. For example:

Increase SIP at every salary increment

Increase SIP during bonus time

Use rewards or extra income for investing

This habit accelerates wealth. So by the time you reach 45 to 50 years, your investments could reach a strong level.

» Insurance and Protection
Before investing large, ensure you have term insurance and health insurance. If not already done, it is important. Insurance protects wealth. Without insurance, even a small medical event can impact investment plan. So review this part also. Since you are married, cover both.

» Wealth Behaviour Mindset
You are already disciplined. Just keep these simple principles:

Invest without stopping

Review once a year

Avoid funds overlap

Follow asset allocation

Avoid reacting to media noise

This helps you reach long term milestones.

» Finally
You are on the right track. Only fine tuning and simplification is needed. Your discipline is visible. Your portfolio will grow well with structure, patience and periodic review. Use the Rs 6 lakh with STP approach. And continue SIP with rationalised categories.

With time and consistency, wealth creation becomes effortless and peaceful. You just need to stay committed and avoid overthinking during market movements.

Best Regards,
K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in

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

...Read more

Dr Dipankar

Dr Dipankar Dutta  |1837 Answers  |Ask -

Tech Careers and Skill Development Expert - Answered on Dec 05, 2025

Career
Dear Sir, I did my BTech from a normal engineering college not very famous. The teaching was not great and hence i did not study well. I tried my best to learn coding including all the technologies like html,css,javascript,react js,dba,php because i wanted to be a web developer But nothing seem to enter my head except html and css. I don't understand a language which has more complexities. Is it because of my lack of experience or not devoting enough time. I am not sure. I did many courses online and tried to do diplomas also abroad which i passed somehow. I recently joined android development course because i like apps but the teaching was so fast that i could not memorize anything. There was no time to even take notes down. During the course i did assignments and understood the code because i have to pass but after the course is over i tend to forget everything. I attempted a lot of interviews. Some of them i even got but could not perform well so they let me go. Now due to the AI booming and job markets in a bad shape i am re-thinking whether to keep studying or whether its just time waste. Since 3 years i am doing labour type of jobs which does not yield anything to me for survival and to pay my expenses. I have the quest to learn everything but as soon as i sit in front of the computer i listen to music or read something else. What should i do to stay more focused? What should i do to make myself believe confident. Is there still scope of IT in todays world? Kindly advise.
Ans: Your story does not show failure.
It shows persistence, effort, and desire to improve.

Most people give up.
You didn’t.
That means you will succeed — but with the right method, not the old one.

...Read more

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