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Can I Buy Two Houses to Reduce Capital Gains Tax After Selling One?

T S Khurana

T S Khurana   |275 Answers  |Ask -

Tax Expert - Answered on Jul 29, 2024

A certified management accountant since 1993, T S Khurana is a fellow member of The Institute of Cost Accountants of India. His areas of expertise are income tax, specifically litigation cases, and GST.

Since the last 21 years, he has also been providing expert advice on financial matters, including investments and diversification of funds, and wealth building in the long term to his clients.
He believes that investment in real estate is the safest way for better returns and wealth generation over a period of time.

A former chairman of the Chandigarh Chapter of Institute of Cost Accountants of India, T S Khurana has also served as member of its technical committee.... more
Asked by Anonymous - Jul 10, 2024Hindi
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I have sold one house. Can I invest in two houses to save on capital gains tax

Ans: You have to invest in one house only to take benefit u/s 54.
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  |7438 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Jul 10, 2024

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Sir, can I invest capital gains after selling my only residential property in more than one apartment or individual house or farm house...
Ans: Selling your only residential property and reinvesting the capital gains can be a significant financial move. It’s important to understand the implications and evaluate your options carefully. Let's break down your situation and explore the best strategies.

Understanding Capital Gains
When you sell a property, the profit you make is termed capital gains. If you’ve held the property for more than two years, it’s considered a long-term capital gain. Long-term capital gains attract a lower tax rate compared to short-term gains.

Tax Implications and Benefits
Section 54: Under Indian tax laws, specifically Section 54, you can save tax on long-term capital gains by reinvesting in another residential property. This exemption is available if you purchase another residential property within two years or construct a new one within three years from the date of sale.

Reinvesting in Multiple Properties: Previously, the exemption under Section 54 was available only for one property. However, recent amendments allow you to invest in two properties, provided the capital gains do not exceed Rs 2 crores. This benefit is available only once in a lifetime.

Evaluating Investment Options
When considering multiple properties or types of properties such as apartments, individual houses, or farmhouses, you need to evaluate several factors:

Residential Properties
Apartments: Investing in multiple apartments can diversify your portfolio. Apartments often come with amenities and can be easier to rent out, providing regular income.

Individual Houses: These can appreciate more over time compared to apartments. They offer more privacy and can be customized according to your preferences.

Non-Residential Properties
Farmhouses: Investing in a farmhouse can be lucrative if you plan to use it for leisure or agri-business. However, farmhouses generally have lower liquidity and can be harder to sell quickly compared to residential properties.

Benefits and Drawbacks
Advantages:

Diversification: Spreading your investments across multiple properties can reduce risk.
Rental Income: Multiple properties can generate steady rental income, enhancing your cash flow.
Appreciation: Real estate generally appreciates over time, providing capital gains in the future.
Drawbacks:

Liquidity Issues: Real estate is not as liquid as other investments. Selling properties can take time.
Management: Managing multiple properties can be challenging, especially if they are located in different areas.
Market Risks: Real estate markets can be volatile, and property values can fluctuate.
Alternative Investment Strategies
Instead of reinvesting solely in real estate, consider diversifying into other investment avenues. Here’s a more comprehensive look:

Mutual Funds
Mutual funds offer a range of benefits:

Equity Mutual Funds: These funds invest in stocks and have the potential for high returns. They are managed by professionals who actively select and manage the investments, aiming to outperform the market.

Balanced Funds: These invest in a mix of equities and fixed-income securities, providing a balanced risk-reward profile.

Debt Funds: These are safer and invest in government securities, corporate bonds, and other fixed-income instruments. They offer stable returns with lower risk.

Advantages of Mutual Funds:

Diversification: Spreading investments across various assets reduces risk.
Professional Management: Expert fund managers handle the investments, ensuring better returns.
Liquidity: Mutual funds can be easily converted to cash, providing flexibility.
Compounding: Over time, returns from mutual funds can significantly grow due to compounding.
Systematic Investment Plan (SIP)
SIP: Investing through SIPs allows you to invest small amounts regularly. This helps in averaging out the cost of investment and reduces the impact of market volatility.

Benefits of SIP:

Discipline: Encourages regular savings and investments.
Compounding: Regular investments grow significantly over time due to compounding.
Flexibility: SIPs are flexible and can be started or stopped as per your convenience.
Risk Management and Diversification
Insurance: Ensure you have adequate life and health insurance. This protects your family financially in case of unforeseen events.

Emergency Fund: Maintain an emergency fund covering 6-12 months of expenses. This fund will help manage unexpected expenses without disrupting your investments.

Your proactive approach to managing your finances is commendable. Selling your residential property and considering reinvestment options shows your dedication to securing a better future. It's essential to evaluate all options carefully and make informed decisions.

Planning for Long-Term Goals
Child’s Education: If you have children, start a systematic investment plan (SIP) dedicated to their education. Investing in equity mutual funds can help build a substantial corpus for this goal.

Retirement Planning: Building a retirement corpus is crucial. Aim for a diversified portfolio that balances risk and returns. Regular investments in mutual funds can help achieve this goal.

Evaluating Non-Performing Policies
If you hold LIC, ULIP, or other investment-cum-insurance policies, assess their performance. These policies often come with high fees and low returns. Consider surrendering them and reinvesting in mutual funds for better returns and more flexibility.

Regular Review and Rebalancing
Regularly review and rebalance your portfolio. This ensures your investments align with your goals and risk tolerance. A certified financial planner can help you with this process.

Final Insights
Reinvesting the capital gains from selling your residential property requires careful consideration. While investing in multiple properties can diversify your portfolio, exploring other investment options like mutual funds can provide better returns and flexibility. Ensure a balanced and diversified portfolio to achieve your financial goals.

Best Regards,

K. Ramalingam, MBA, CFP

Chief Financial Planner

www.holisticinvestment.in

..Read more

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How to overcome from past memories
Ans: Healing from painful past memories is an intimate and deeply emotional journey. It’s not just about forgetting what happened but learning to carry those experiences in a way that doesn’t weigh you down.

Start by honoring your feelings. These memories are a part of your story, and the emotions tied to them are valid. Allow yourself to sit with the pain, the sadness, or even the anger, without rushing to push it away. Sometimes, simply acknowledging the hurt can bring a sense of release.

Mindfulness can be a gentle companion in this process. When the past pulls you back, focus on the present moment. Notice the feel of your breath, the warmth of the sun, or the grounding sensation of your feet on the floor. These small acts remind you that you are here, now, safe and capable of healing.

Embrace self-compassion. Speak to yourself as you would to a dear friend. Remind yourself that it’s okay to have scars and that healing takes time. You don’t have to be perfect or have it all figured out. It’s enough to take one step at a time.

Sometimes, letting go means forgiving—not just others, but yourself too. Forgiveness doesn’t mean forgetting or condoning what happened. It’s about freeing yourself from the chains of resentment and allowing space for peace and growth.

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Lastly, be patient with yourself. Healing is not linear, and it’s okay to have days when the past feels heavy again. Trust in your resilience and know that each day, you are growing stronger, finding new ways to hold your memories with tenderness rather than pain. You are worthy of peace, love, and joy in your present and future.

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Two years ago, I met someone, at a workplace inclusion workshop in Mumbai. He identified himself as a transgender man, We clicked instantly, and our friendship turned into a romantic relationship over time. He is incredibly supportive, kind, and ambitious. I admire him deeply because he has faced many struggles to be where he is today. My parents found out about him recently, and the backlash has been immense. They’ve threatened to disown me, saying I’m bringing shame to the family. They’re pushing me to break up with him and marry someone 'normal.' The societal pressure, whispers from neighbours, and even judgment from some colleagues are making things unbearable. I love him but I also feel torn between my family, cultural expectations, and my happiness. What should I do?
Ans: First, it's important to acknowledge your feelings of being torn. This is a natural response to the competing demands of love, family loyalty, and cultural expectations. Allow yourself to feel these emotions without judgment; they are valid and understandable.

Next, consider the core values and priorities in your life. What kind of life do you envision for yourself? What role do love, authenticity, and personal happiness play in that vision? Reflecting on these questions can help clarify your path forward.

Communication with your family is crucial, though it may be difficult. Express your feelings, the depth of your love for your partner, and the happiness he brings into your life. It might not change their perspective immediately, but it's important for them to hear your truth. Seek moments of calm and understanding, and try to create a space for dialogue rather than confrontation.

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Remember, the decision about how to proceed must ultimately align with what brings you the most peace and fulfillment. Balancing love and family expectations is difficult, but staying true to yourself and your values is essential for long-term happiness.

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Ramalingam

Ramalingam Kalirajan  |7438 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Jan 05, 2025

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Hello Sir, I am 44 years old man. I want to start SIP for my children, 6.5 years old daughter and 2.5 years old son. The objective is to secure their future and the funds can be used when they want to go for graduation/higher studies. I have shortlisted the following funds, please let me know if you recommend any changes. Thank you! 1-UTI Nifty50 Index Direct: Rs.2000 2-ICICI Prudential Nifty Next 50 Index Fund: Rs.2000 3-Canara Robeco Bluechip Equity Fund: Rs.2000 4-ICICI Prudential Value Discovery Fund: Rs.3000 5-Parag Parikh Flexi Cap Fund: Rs.2000 6-ICICI Prudential Equity & Debt Fund: Rs.3000 7-Quant Active Find: Rs.3000 8-SBI Contra Fund: Rs.3000 9-Nippon India small cap fund: Rs.3000 10-Nippon India ETF Gold BeES: Rs.2000
Ans: Creating a portfolio for your children’s future is a thoughtful and responsible step. Ensuring the right mix of funds can maximise returns, manage risks, and help achieve your financial goals effectively. Below is an evaluation of your selected portfolio, along with recommendations to streamline and optimise it.

Evaluating Your Portfolio
1. Too Many Funds
You have selected 10 funds, which might lead to over-diversification.
Over-diversification can dilute returns and make tracking difficult.
2. Balanced Allocation Missing
There’s a heavy tilt towards equity with insufficient diversification across asset classes.
Adding a debt component can provide stability and reduce volatility.
3. Index Funds
UTI Nifty50 Index Fund and ICICI Prudential Nifty Next 50 Index Fund:
Index funds lack flexibility and cannot outperform during bear markets.
Actively managed funds might be better for your long-term goals.
4. Mid-Cap and Small-Cap Exposure
Nippon India Small Cap Fund:
High risk but high return potential.
Retain for diversification but limit exposure to 10%-15% of your total investments.
5. Thematic and Contra Funds
SBI Contra Fund and Quant Active Fund:
Thematic and contra funds have niche strategies, making them riskier.
Retain only one if aligned with your risk appetite.
6. Gold ETF
Nippon India ETF Gold BeES:
Adds diversification and inflation protection.
However, limit allocation to 5%-10% of your portfolio.
Recommended Portfolio for Your Goals
1. Core Equity Allocation (60%-70%)
Focus on funds that provide long-term stability and growth.

Large-Cap Funds: Replace index funds with actively managed large-cap funds for better returns.
Flexi-Cap Funds: Retain Parag Parikh Flexi Cap Fund for its global diversification and balanced approach.
Mid-Cap and Small-Cap Funds: Retain one small-cap fund (Nippon India Small Cap Fund) for growth potential.
2. Hybrid Funds (20%-25%)
Include hybrid funds to balance equity and debt.

Retain ICICI Prudential Equity & Debt Fund for stability and moderate returns.
3. Gold (5%-10%)
Continue investing in Nippon India ETF Gold BeES for diversification.

Proposed Allocation
To streamline your portfolio, allocate investments more strategically:

Large-Cap Equity Fund: Invest Rs. 4,000 monthly in a strong actively managed large-cap fund like Canara Robeco Bluechip Equity Fund. Large-cap funds provide stability and consistent growth for long-term goals.

Flexi-Cap Fund: Continue investing Rs. 4,000 monthly in Parag Parikh Flexi Cap Fund. This fund offers global diversification and a balanced approach to equity exposure.

Small-Cap Fund: Retain Nippon India Small Cap Fund and allocate Rs. 3,000 monthly. Small-cap funds add high-growth potential but keep the exposure minimal to manage risk.

Hybrid Fund: Allocate Rs. 5,000 monthly to ICICI Prudential Equity & Debt Fund. This hybrid fund balances equity and debt exposure, providing stability with moderate growth.

Gold ETF: Continue Rs. 2,000 monthly in Nippon India ETF Gold BeES. Gold adds a hedge against inflation and enhances portfolio diversification.

Additional Recommendations
1. Debt Component for Stability
Consider short-term debt funds or liquid funds for low-risk capital appreciation.
These can be used for nearer-term educational needs like school fees.
2. Gradual SIP Increases
Increase SIPs by 10%-15% annually as your income grows.
This ensures your investments grow in tandem with inflation.
3. Portfolio Review and Rebalancing
Review your portfolio annually to evaluate performance.
Rebalance if any fund consistently underperforms for over 2-3 years.
4. Tax Planning
Retain an ELSS tax-saving fund to maximise tax benefits under Section 80C.
Final Insights
Your disciplined approach to securing your children's education is commendable. This revised portfolio offers a balanced mix of growth and stability. It ensures you can meet future education milestones confidently. Stay consistent, increase contributions periodically, and monitor performance regularly.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

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

...Read more

Ramalingam

Ramalingam Kalirajan  |7438 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Jan 05, 2025

Asked by Anonymous - Jan 04, 2025Hindi
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I have 60 lakhs inr as retirement money.Where to invest to generate an income of 40000-50000 plus appreciate the capital and im what ratio to invest to save the capital in case of a rainy day?
Ans: To generate a monthly income of Rs. 40,000 to Rs. 50,000 while preserving and appreciating your retirement corpus of Rs. 60 lakhs, it is crucial to follow a balanced and diversified investment strategy. Here's a comprehensive plan that balances income generation, capital appreciation, and safety for rainy-day needs:

Investment Allocation for Income and Capital Growth
1. Fixed Income Instruments (30%-40%)
Objective: Stable monthly income and capital protection.

Options:

Senior Citizen Savings Scheme (SCSS): If you are 60+, invest up to Rs. 30 lakhs for quarterly payouts.
Post Office Monthly Income Scheme (POMIS): Offers reliable monthly income with low risk.
Bank Fixed Deposits (FD): Choose deposits with monthly interest payouts for stable cash flow.
Debt Mutual Funds: Consider high-quality short-term or dynamic bond funds for better tax efficiency and returns.
Approximate Allocation: Rs. 20-25 lakhs.

2. Equity Mutual Funds (40%-50%)
Objective: Long-term capital appreciation to counter inflation.

Options:

Balanced Advantage Funds (BAFs): Dynamically allocate between equity and debt for moderate risk.
Large Cap Funds: Focus on blue-chip companies for stability.
Multi-Cap Funds: Provide diversified exposure to large, mid, and small caps.
Approach: Start a Systematic Withdrawal Plan (SWP) from equity funds after 3 years for tax-efficient income.

Approximate Allocation: Rs. 25-30 lakhs.

3. Emergency Fund (10%-15%)
Objective: Cover unforeseen expenses or emergencies.

Options:

Keep 6-12 months’ expenses in liquid funds or high-interest savings accounts.
Use short-term FDs or sweep accounts for easy access to funds.
Approximate Allocation: Rs. 6-9 lakhs.

4. Alternative Investment (Optional - 5%-10%)
Objective: Enhance portfolio diversification.

Options:

Gold ETFs/Sovereign Gold Bonds: Hedge against inflation and economic uncertainty.
Corporate Bonds or Non-Convertible Debentures (NCDs): Ensure AAA-rated for safety.
Approximate Allocation: Rs. 3-5 lakhs.

Monthly Income Strategy
Fixed Income Source: Use interest from SCSS, POMIS, and FDs for regular monthly cash flow.
Equity SWP: Start withdrawing Rs. 15,000-20,000 monthly after 3 years. This ensures tax efficiency and steady income.
Rainy-Day Protection
Maintain a liquid fund with Rs. 6-9 lakhs for quick access during emergencies.

Avoid locking too much in illiquid instruments like long-term FDs or property.

Points to Remember
Rebalance Annually: Review and adjust allocation to align with market conditions.
Tax Efficiency: Debt instruments like SCSS and POMIS are taxable. Equity funds offer LTCG tax benefits.
Inflation Adjustment: Reinvest surplus income to ensure your corpus grows with inflation.
Final Insights
A balanced mix of fixed income and equity can provide regular income and capital growth. Prioritise liquidity for emergencies while optimising tax efficiency. This approach ensures financial independence throughout retirement.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

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

...Read more

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Insurance, Stocks, MF, PF Expert - Answered on Jan 05, 2025

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Pushpa R  |39 Answers  |Ask -

Yoga, Mindfulness Expert - Answered on Jan 05, 2025

Asked by Anonymous - Nov 13, 2024Hindi
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Hi Namita ji! I am a 41 yr old Male. I have always have too much of gas and keep passing odourless gas a lot through out the day. I have recently being diagnosed with early stages of ankylosing spondylitis. Please guide me. Also, is there any home medicines that I can take to relive from the gas.
Ans: Excessive gas can be caused by multiple factors, such as diet, gut health, or lifestyle habits. Since you've been diagnosed with ankylosing spondylitis, inflammation might also be contributing to gut issues. Here are some tips to help manage gas and improve digestion:

Yoga Practices:
Pawanmuktasana (Wind-Relieving Pose): This pose helps release trapped gas. Lie on your back, hug your knees to your chest one at a time, and gently press them down toward your abdomen.
Vajrasana (Thunderbolt Pose): Sit on your heels immediately after meals to aid digestion.
Cat-Cow Pose: This gentle movement improves spinal flexibility and stimulates digestive organs.
Home Remedies for Gas:
Ajwain (Carom Seeds) and Black Salt: Mix 1 tsp of ajwain with a pinch of black salt. Consume with warm water.
Fennel Tea: Boil fennel seeds in water, strain, and sip after meals.
Ginger and Lemon: Mix grated ginger with a few drops of lemon juice and chew before meals.
Important Notes:
Avoid gas-triggering foods like beans, carbonated drinks, and fried items.
Maintain a regular meal schedule and eat smaller portions.
Consult a healthcare provider for dietary guidance and a yoga coach for safe practice tailored to ankylosing spondylitis.

Warm Regards,
R. Pushpa, M.Sc (Yoga)
Online Yoga & Meditation Coach
Radiant YogaVibes
https://www.instagram.com/pushpa_radiantyogavibes/

...Read more

DISCLAIMER: The content of this post by the expert is the personal view of the rediffGURU. Investment in securities market are subject to market risks. Read all the related document carefully before investing. The securities quoted are for illustration only and are not recommendatory. Users are advised to pursue the information provided by the rediffGURU only as a source of information and as a point of reference and to rely on their own judgement when making a decision. RediffGURUS is an intermediary as per India's Information Technology Act.

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