Can you please provide the guidelines to buy a flat (property) of agreement cost of 65 Lakh, then Who, when & how will pay the TDS?

Ans: To make payment of TDS on purchase of Immovable property u/s 194IA in Form 26QB, person is required to do login to incometax.gov.in and under e-pay tax option is available to make payment.

Ans: 01. You won't be entitled to any exemption u/s 54 for purchase of plot or loan repayment on its purchase. Unless you construct the same (may be partial) no exemption would be available.
Most welcome for any further clarification. Thanks.

Ans: You have shared your financial picture very clearly. Your income, current loans, investments, and future home goal are all neatly planned. At 37, you are focused on a major asset purchase within five years. That is good forward thinking. Now let us guide you step-by-step on how to generate Rs 30 lakh for the down payment of your flat, in a safe and structured way, without disturbing your long-term wealth creation.

Understanding Your Current Financial Framework
Before planning the future, we must assess your present resources. Let us summarise your inputs:

Take-home salary: Rs 1.05 lakh per month

EMIs: Rs 11.5k (car loan) + Rs 3.4k (personal loan) = Rs 14.9k per month

Remaining Loan Tenure: 3.5 years (car), 4 years (personal)

Monthly SIPs: Rs 30k per month

Equity Mutual Fund Corpus: Rs 21 lakh

Stock Portfolio: Rs 4 lakh

FDs: Rs 2 lakh

Recurring Deposit (RD): Rs 5k per month

NPS: Rs 2k per month

Goal: Buy flat in 5 years worth Rs 75 lakh

Planned Down Payment: Rs 30 lakh

Loan Planned: Rs 45 lakh

You are already financially disciplined. Your savings and SIP habits are strong. But creating a Rs 30 lakh down payment corpus in 5 years needs a goal-specific strategy. Let us now work on that.

Step 1: Define the Nature of This Goal Clearly
Buying a flat is a medium-term financial goal. Five years is not short-term. But it is also not long-term. So you cannot invest fully in equity. But at the same time, staying fully in FD or RD may not grow the money enough.

Hence, your asset allocation should be:

Blend of equity and debt

Goal-specific investing in hybrid and short-duration funds

Focused mutual fund buckets, not random investing

Let us now explore how to make that happen step by step.

Step 2: Set Up a Dedicated Home Down Payment Portfolio
You must now separate one part of your investment to fund the flat purchase. This should be an exclusive bucket. Do not mix this with your retirement SIPs or wealth creation goals.

Here's how you can proceed:

Create a new mutual fund portfolio for this flat goal only

Use a blend of aggressive hybrid funds and low-duration debt funds

You can consider allocating 60% to hybrid and 40% to debt fund types

Avoid 100% equity allocation. Five years is not long enough

Avoid FDs. They offer low post-tax returns

Step 3: Rework Your Monthly Budget to Build Saving Capacity
Let us see how much free cash you can generate monthly:

Take-home: Rs 1.05 lakh

EMI: Rs 14.9k

SIPs: Rs 30k

RD: Rs 5k

NPS: Rs 2k

Other expenses: You have not mentioned. We assume Rs 40k approx.

So rough monthly surplus = Rs 1.05 lakh – Rs 91.9k = around Rs 13k
You are already saving well. But to meet the flat goal, you need to stretch more.

Suggestions:

Reduce SIP by Rs 5k from long-term corpus temporarily

Pause NPS or RD for 2 years and shift that money to flat corpus

Cut unnecessary lifestyle spends

Any annual bonus or increment must go fully to flat corpus

If you save Rs 18k per month (from adjustments), and invest it wisely in hybrid funds, you can accumulate around Rs 12–14 lakh in 5 years. The rest can come from your existing mutual fund corpus.

Step 4: Use Part of Your Current Corpus Strategically
Your current investment assets are:

Rs 21 lakh in mutual funds

Rs 4 lakh in stocks

Rs 2 lakh in FD

You should not redeem the entire Rs 21 lakh from your SIP corpus. That is your long-term wealth. But you can earmark Rs 12–14 lakh from this for your down payment goal.

Suggestions:

Mark Rs 12–14 lakh in a separate mutual fund account (flat goal)

Shift it from equity to hybrid and debt funds gradually over 2 years

Use Systematic Transfer Plan (STP) to avoid sudden market impact

Stocks of Rs 4 lakh should be left untouched for now. They are too volatile. They may or may not deliver in 5 years.

FD of Rs 2 lakh can be used as reserve or emergency buffer.

Step 5: Design a Flat Corpus Portfolio with Purpose
Now let us define how you will build the Rs 30 lakh:

From existing MF corpus: Rs 13 lakh (to be earmarked now)

From future monthly savings (Rs 18k): Should give Rs 12–14 lakh

From annual bonus, variable income: Add Rs 2–3 lakh over 5 years

From FD or small asset sale if required: Final Rs 1–2 lakh

So in total, you reach your Rs 30 lakh target using:

Partial use of current MF

SIPs in hybrid and short-term funds

Minor use of bonuses

This way, your long-term corpus still grows, and you don’t pause your goals.

Step 6: Avoid Common Mistakes Many People Make
Buying a flat is emotional. But do not let emotions kill strategy. Here are mistakes to avoid:

Do not break all SIPs to fund flat

Do not redeem full MF corpus for down payment

Do not keep FD as the only investment option

Avoid direct mutual funds without advice

Avoid index funds for 5-year goals. They do not protect in corrections

Stay away from random stock investing for this goal

Instead, use actively managed hybrid funds via MFD + CFP. They adapt to market cycles. Regular plan offers guidance, reviews, rebalancing. Direct plans don’t give that. You need professional hands for such a goal.

Step 7: Align Your Loans with Future Affordability
You already have a car and personal loan. You are planning to take a Rs 45 lakh home loan.

Total EMIs could become heavy after 5 years. You must assess affordability.

Suggestions:

Plan to close personal loan in 2 years. Prepay using bonus or variable pay

Consider partial prepayment of car loan if liquidity allows

Keep your EMI-to-income ratio below 40% post flat purchase

Include home loan insurance in EMI planning

Avoid overlapping big-ticket spends (like car upgrade) after flat purchase

Step 8: Keep Insurance and Emergency Preparedness Updated
When you are planning a flat purchase:

You must have term insurance covering at least Rs 1 crore

Keep health insurance for self and family

Emergency fund must be equal to 6 months of expenses + EMIs

Don’t use RD or FD for emergency fund. Use liquid mutual funds

Do not mix insurance with investment. Avoid ULIPs, endowment, or LIC-type policies. If you hold any of those, surrender and shift to SIPs.

Step 9: Tax Implications on Your Journey
When you shift from equity funds to hybrid or debt funds, be aware of tax rules:

Equity MF LTCG above Rs 1.25 lakh taxed at 12.5%

STCG on equity MF taxed at 20%

Debt fund gains taxed as per your slab (after indexation removed)

Plan your redemptions and switches in March-April period to save taxes

Use capital gain harvesting if your MF corpus is large

Your CFP can help optimise tax-saving while shifting assets.

Finally
You are already ahead of many people in terms of clarity and discipline. Now, you need a separate action plan to build your Rs 30 lakh flat down payment corpus. You must plan it using a goal-specific mutual fund portfolio, smart redemptions, monthly saving adjustments, and disciplined tracking.

Don’t disturb your long-term goals. Just re-align them slightly.

And always take guidance from a Certified Financial Planner (CFP). This helps avoid missteps and keeps your plan alive even during volatility.

Take confident steps today. The flat will be yours in 5 years without stress.

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