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Term Insurance and Mutual Funds: Growth vs. Dividend for Annual Premium & Long-Term Investment?

Milind

Milind Vadjikar  |683 Answers  |Ask -

Insurance, Stocks, MF, PF Expert - Answered on Sep 10, 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
Visu Question by Visu on Aug 30, 2024Hindi
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I have a term plan for life insurance. now my question is since the term plan insurance has lengthier PPT, I am planning to create a corpus to generate income to meet my annual insurance premium and to invest the amount in Mutual Fund. Now, my question is should I invest the amount in better performing dividend fund to get annual dividend, to meet term insurance commitment or should I invest in Growth Fund. If I invest in growth fund my withdrawal will be in small percentange or I have to invest more if it is a dividend fund I can invest less and earn more, this will save the premia commitmente pinching my pocket. Say for eg. 18000 annual premia commitment, I can invest Rs.2.5 lacs in dividend fund for 30 years. (and forget this 2.5 lacs) in case of survival, I will not get anything from term plan but this corpus will get me a good lump sum after 30 years. please suggest me to go with which fund - growth fund or dividend fund.?

Ans: I do not recommend dividend (IDCW) funds to fulfill need of regular payouts because their is no assurance about it.

If you invest this amount lumpsum in an equity fund with growth plan then your corpus after 30 years could grow to ~1 Cr. (~13% return considered).

Therefore I recommend you go with the growth fund.
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  |7101 Answers  |Ask -

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

Asked by Anonymous - Jun 18, 2024Hindi
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Sir Namaskara I am 40 years old and have one daughter aged 8 years. my salary is 90k wife is homemaker. I have home loan of 29k and I can invest 15k monthly in sip ,mutual fund, Term plan My goal is to build corpus for our retirement and higher education of our daughter / marriage. Can I invest in SBI SIP or mutual fund, if so pls suggest which SIP or mutual fund I can invest in and for how many years and I don't have any insurance policies except for the ones provided by company for which every month 350 amount is deducted from our salary. Does taking term insurance is good and how many years do I take the insurance for. I am unable to decide whether to go with HDFC or maxlife...please suggest Thank you for your time and suggestions in advance ????
Ans: I understand your situation and I'm here to help. Your goals for retirement, your daughter's higher education, and marriage are very important. Let's go through this step by step.

Understanding Your Financial Situation
You're 40 years old with a salary of Rs 90,000 per month. Your wife is a homemaker, and you have an 8-year-old daughter. Your home loan EMI is Rs 29,000, leaving you with Rs 61,000 for other expenses and investments. You can invest Rs 15,000 monthly in SIPs and mutual funds. You also mentioned you lack insurance policies except the one provided by your company.

Goal Setting and Prioritizing
Your main financial goals are:

Retirement Planning: You need a substantial corpus to ensure a comfortable retirement.

Higher Education for Your Daughter: Education costs are rising, so early planning is crucial.

Marriage Expenses for Your Daughter: Saving for this ensures you're prepared for future expenses.

Investment Strategy: Mutual Funds and SIPs
Investing Rs 15,000 monthly in SIPs and mutual funds is a good strategy. Let's look at how you can distribute this amount.

Diversification for Balanced Growth
Diversifying your investments can manage risk and provide better returns. Here's a suggested breakdown:

Equity Mutual Funds: Allocate 60% (Rs 9,000) to equity mutual funds. These funds offer higher returns over the long term, ideal for retirement and long-term goals.

Debt Mutual Funds: Allocate 30% (Rs 4,500) to debt mutual funds. These funds provide stability and lower risk, balancing your portfolio.

Hybrid Mutual Funds: Allocate 10% (Rs 1,500) to hybrid funds. They combine equity and debt, providing moderate growth with controlled risk.

Actively Managed Funds vs. Index Funds
Index funds track the market, which can be volatile. For better returns, consider actively managed funds. These are managed by professionals who aim to outperform the market. Though they have higher fees, the potential for better returns is worth it.

Benefits of Regular Funds Through an MFD with CFP Credential
Investing through a Mutual Fund Distributor (MFD) who is also a CFP can be advantageous. They provide personalized advice and help choose the right mix of funds. Regular funds, managed by professionals, adapt to market conditions and potentially offer better returns than direct funds.

Term Insurance: A Necessary Safety Net
Term insurance is essential for financial security. It ensures your family's future is protected in case of unforeseen circumstances. Here's why you need term insurance:

Financial Protection: It provides a financial safety net for your family.

Low Cost: Term insurance is affordable, especially when compared to other insurance types.

Sufficient Coverage: Choose a coverage amount that can replace your income and pay off liabilities.

Duration of Term Insurance
Take a term insurance policy that covers you till your retirement age, ideally up to 60-65 years. This ensures your family is protected during your working years.

Evaluating Insurance Providers
Both HDFC and Max Life offer good term insurance plans. Here’s what to consider:

Claim Settlement Ratio: A higher ratio indicates a better track record of settling claims.

Premium Costs: Compare the premium costs and choose one that fits your budget.

Rider Benefits: Look for additional benefits like critical illness cover, accidental death cover, etc.

Building a Retirement Corpus
Retirement planning is crucial. Start early and invest consistently. Here’s a strategy:

Long-term Equity Investments: Continue with equity mutual funds for long-term growth. They provide higher returns over time.

Regular Review and Rebalancing: Monitor your portfolio and adjust it based on your age and risk appetite.

Emergency Fund: Keep an emergency fund equal to 6-12 months of expenses. This covers unforeseen events and prevents dipping into your investments.

Higher Education and Marriage Corpus for Your Daughter
Education and marriage costs can be substantial. Here's how to plan for them:

Start Early: The earlier you start, the better. Compounding works in your favor.

Goal-based Investments: Allocate specific investments for education and marriage. Consider equity and hybrid funds for long-term growth.

Review Periodically: Review your investments regularly to ensure they align with your goals.

Advantages of Professional Management
A CFP can provide valuable insights and personalized advice. Here’s why professional management helps:

Expertise: They understand market dynamics and help choose the right funds.

Tailored Advice: They provide advice based on your specific goals and risk appetite.

Ongoing Support: Regular reviews and adjustments ensure your investments stay on track.

Importance of Regular Monitoring and Rebalancing
Regularly monitoring your investments ensures they stay aligned with your goals. Market conditions change, and so should your portfolio. Rebalancing helps maintain the desired asset allocation and manage risk.

Tax Considerations
Mutual fund investments come with tax implications. Understanding these can help optimize your returns:

Equity Funds: Long-term capital gains (LTCG) are tax-free up to Rs 1 lakh per year. Beyond this, it's taxed at 10%.

Debt Funds: Long-term gains are taxed at 20% with indexation benefits. Short-term gains are taxed as per your income slab.


Your proactive approach to financial planning is commendable. Taking steps now to secure your future shows foresight and responsibility.


I understand the importance of your goals. Education and marriage for your daughter, along with a comfortable retirement, are crucial milestones. Your dedication to planning is truly admirable.

Final Insights
Investing Rs 15,000 monthly in SIPs and mutual funds, coupled with term insurance, is a sound strategy. Diversify your investments across equity, debt, and hybrid funds for balanced growth and stability. Actively managed funds offer better potential returns, making them a preferable choice over index funds. Professional guidance from a CFP ensures your investments are well-managed and aligned with your goals.

Take a term insurance policy to protect your family's future. Choose a policy with sufficient coverage, ideally till your retirement age. Regularly monitor and rebalance your portfolio to stay on track. Your commitment to financial planning is praiseworthy, and with the right strategy, you can achieve your goals.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in

..Read more

Milind

Milind Vadjikar  |683 Answers  |Ask -

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

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I am having a term policy whose annual premium is Rs.25000; I understand that I will not get back the premium or maturity benefit. Therefore, I am planning to invest Rs.2,50,000 lumpsum or say Rs.5000 a day over a period of 50 days under STP from my liquid fund. I will not disturb the amount for 30 years and I will take the dividend assuming @ 10% on Rs.250000 to pay off the premium commitment. I also understand, in case of no dividend in any particular year, I need to honour the premium commitment out of pocket. Will this Rs.2.50 lacs investment will get me Rs.50 lacs after 30 years; in case of my survival, the maturity amount of Rs.2.50 lacs is Rs.50 lacs (presumed) or in case of death , within this 30 years, the nominee will get this 50 lacs from term plan and also get Rs.50 lacs from the mutual fund investment after 30 years. Is my idea is correct and investment of Rs.2.50lacs in equity fund will be suffice or should I need to invest more.? please guide and advise.
Ans: Never plan periodic payouts thru dividend mutual funds because their is no assurance about it.

Consider 25K per yr as a protection money(term plan premium) and invest the balance into equity mutual funds.

Had you opted for traditional endowment policy then your annual premium outgo would have been much higher with less surplus available for investing in mutual funds.

Alternatively you can invest lumpsum of 50 L in an conservative hybrid fund, let it grow for 3 years and then plan SWP to meet your premium payment needs.

*Investments in mutual funds are subjected to market risks. Read all scheme related documents carefully before investing

You may follow us on X at @mars_invest for more updates

..Read more

Ramalingam

Ramalingam Kalirajan  |7101 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Sep 06, 2024

Money
I hold term plan for life insurance. I understand that, the amount of premium paid on term plan Will not be return back or accrue bonus. I have a premium commitment of Rs.25 k per year. To augment the premium commitment and to get back a lump sum at maturity, i am planning to set aside and invest Rs.3 lacs in equity mutual fund say HDFC capital builder fund under dividend plan which pays average dividend of 10% pa. to take care of life insurance term plan premium commitment, and this I will not disturb for next 30 years allowing it to grow. So that I will get 50 lacs after 30 years. I also understand the dividend is uncertain and I will honour the premium commitment if not available by dividend. Please suggest me, whether this option of investing lump sum investment in equity mutual fund allowing it to grow for 30 years.
Ans: You’ve made a wise decision by choosing a term plan for life insurance. Term plans provide high coverage at low premiums, ensuring financial protection for your family. The main drawback of a term plan is the absence of maturity benefits or bonuses. However, the primary goal is protection, and you’ve rightly focused on ensuring that commitment. Your Rs. 25,000 annual premium is manageable, but setting aside a larger lump sum to generate returns for the future is an interesting strategy.

Let’s analyze your approach of investing Rs. 3 lakhs in equity mutual funds to fund your premium commitment.

Assessing the Investment Strategy
You are considering investing Rs. 3 lakhs in an equity mutual fund. Equity funds have historically provided long-term growth, which is aligned with your 30-year investment horizon. The plan to leave this investment undisturbed is ideal, as equity investments require time to overcome market volatility and generate meaningful returns.

However, the dividend option in mutual funds, especially under an equity scheme, may not be the most reliable source for annual income to cover your premium.

Here’s why:

Dividend payouts are uncertain: As you mentioned, dividends are not guaranteed. Mutual funds do not promise a fixed percentage of dividends annually. Even if a fund has paid dividends in the past, future payouts can vary significantly based on market performance and fund decisions.

Dividend plans vs. Growth plans: In dividend plans, the mutual fund distributes a portion of the profits as dividends, which means less capital is left in the fund to grow. In a growth plan, all profits are reinvested, potentially allowing for more significant long-term compounding.

Taxation of dividends: Dividends are now taxable in your hands as per your tax slab. This could reduce your net return from dividends, making it less efficient than initially anticipated.

While dividends could supplement your premium payments in some years, it’s important to have a backup plan for years when dividends are lower than expected. You’ve acknowledged this uncertainty and your intention to honor the premium payments, which is a sound approach.

Evaluating the 30-Year Investment Horizon
Your 30-year time horizon is excellent for equity investments. Over such a long period, equity mutual funds have the potential to generate substantial returns through the power of compounding. While market fluctuations will happen, they generally even out over extended periods, favoring patient investors.

However, you’ve set a goal of achieving Rs. 50 lakhs after 30 years, which is possible but not guaranteed. Let’s review the factors that could affect this goal:

Market conditions: Over 30 years, markets go through cycles of ups and downs. Historically, equity markets have grown, but predicting exact returns is difficult. You may need to review your investment periodically to ensure it’s on track to meet your goals.

Fund performance: Actively managed mutual funds can outperform or underperform based on the fund manager’s decisions. It’s essential to pick a consistent performer and periodically evaluate its performance against benchmarks.

Inflation: Don’t forget inflation. Over 30 years, the purchasing power of money can decrease significantly. The Rs. 50 lakhs you’re targeting may not have the same value in the future. Therefore, aiming for a higher corpus may be wise to maintain the same purchasing power.

Why Equity Mutual Funds are a Good Choice
You’ve opted for equity mutual funds, which is a good decision for long-term wealth creation. Here are some key benefits:

High potential returns: Equity funds, especially diversified ones, have historically provided higher returns than debt or fixed-income options. This makes them suitable for long-term goals like yours.

Professional management: By investing in an actively managed mutual fund, you’re relying on a professional fund manager to make investment decisions on your behalf. This can be beneficial, as they have the expertise and resources to make informed choices.

Diversification: Equity mutual funds invest in a variety of stocks across sectors, reducing the risk of poor performance from any one sector or company affecting your overall investment.

However, it’s important to avoid relying solely on historical dividends as a source of income. Dividends are not guaranteed, and equity funds are primarily designed for growth rather than regular income.

Alternative Strategies to Consider
Given that dividends from mutual funds can be unpredictable, it’s wise to consider a growth plan instead of a dividend plan. Here’s why:

Power of compounding: In a growth plan, the returns are reinvested, allowing your investment to grow more effectively over time. The compounding effect is amplified over 30 years, giving you a better chance of reaching your Rs. 50 lakh goal.

Tax efficiency: Growth plans are also more tax-efficient than dividend plans. You won’t have to worry about paying tax on dividends each year. Instead, you’ll only pay capital gains tax when you redeem your investment, and long-term capital gains on equity are taxed at a lower rate.

Greater flexibility: With a growth plan, you can choose when to redeem your investment, giving you more control over when you pay taxes and use the money.

Consider setting aside the Rs. 3 lakhs in a growth plan and reviewing it every few years. This will allow you to adjust your investment strategy if necessary, ensuring that you stay on track for your Rs. 50 lakh goal.

Backup Plan for Premium Commitments
Since dividends are uncertain, it’s wise to have a backup plan for covering your Rs. 25,000 annual premium. Here are a few options:

Use surplus income: If you have surplus income from other sources, set aside a portion of it each year to cover the premium. This ensures that your premium payments are covered, even if the dividends fall short.

SIP in a debt fund: You can consider starting a small Systematic Investment Plan (SIP) in a debt fund or liquid fund. This can act as a safety net in case dividends are insufficient in any year. Debt funds are more stable and can provide moderate returns with lower risk than equity funds.

Emergency fund: If you don’t already have one, consider building an emergency fund. This can provide you with liquidity to meet your insurance premium payments in case of a financial shortfall in any given year.

Regular Review of Investments
Investing with a long-term horizon is excellent, but it’s equally important to review your investments regularly. Here’s what you should do:

Annual performance review: Check your mutual fund’s performance every year. If the fund is consistently underperforming, consider switching to another fund with better prospects.

Rebalance if necessary: Over time, your risk profile might change, or market conditions might shift. In such cases, you may need to rebalance your portfolio to align with your goals.

Stay updated with your financial goals: As time passes, your financial goals may change. You might decide you need more than Rs. 50 lakhs, or you might achieve this goal sooner than expected. Be flexible and adjust your strategy accordingly.

Building a Diversified Portfolio
While equity mutual funds are a good choice for long-term growth, it’s important not to put all your eggs in one basket. Diversification can help reduce risk and improve the stability of your portfolio. Here’s how you can diversify:

Equity funds: Continue to invest in equity funds for long-term growth. However, consider diversifying across different types of equity funds (large-cap, mid-cap, multi-cap) to reduce risk.

Debt funds: You can allocate a small portion of your portfolio to debt funds for stability. These funds are less volatile and provide more predictable returns than equity funds.

Gold: Gold is often considered a hedge against inflation and market volatility. You could allocate a small percentage of your portfolio to gold to add an element of safety.

PPF or EPF: If you aren’t already contributing to a Public Provident Fund (PPF) or Employees’ Provident Fund (EPF), consider these options. They provide a fixed return and can act as a stable part of your long-term financial plan.

Final Insights
Your idea of investing Rs. 3 lakhs in equity mutual funds for 30 years is a sound one, provided you manage expectations around dividends and market performance. A growth plan might be a more efficient option, allowing you to build a corpus through the power of compounding. At the same time, ensure you have a backup plan for premium payments, such as using surplus income or maintaining an emergency fund.

Remember, the key to successful investing is patience, regular review, and staying adaptable to changing circumstances.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in

..Read more

Ramalingam

Ramalingam Kalirajan  |7101 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Sep 26, 2024

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I am 48 year old having monthly income 70k. My montly expenses is about 30k. I have 50L term insurance and following SIP 1. Quant small cap fund - 5000/- 2. Parag parik flexi cap find - 5000/- 3. CR bluechip fund -5000/ 4. PGIM India midcap oppotunities fund - 5000/- 5. Invesco India infrastructure fund - 5000/- whether this fund is good for wealth creation of 1.5 Cr in next 10 years I have one daughter and my daughter is in 11 th now. for study some corpus will be used in mutual fund. I am expecting about 10-15 L after 2 years currently i have 31 L corpus in mutual fund and 26 L in PPF. Whether i go for ELSS fund or PPF for tax rebate? Also suggest if any changes in saving or mutual fund to raise the corpus of about 1.5CR after retirement life.
Ans: You are in a strong financial position at 48 years old. With a stable monthly income of Rs 70,000 and expenses of Rs 30,000, you are saving Rs 40,000 each month. Additionally, you have Rs 50 lakh term insurance, which is a good safety net for your family. Your investment in mutual funds is already substantial with Rs 31 lakh in SIPs, and Rs 26 lakh in PPF, which is great for long-term tax savings and risk-free returns.

You are aiming for a corpus of Rs 1.5 crore in the next 10 years, which is ambitious but achievable. Let’s evaluate your portfolio and savings plan to ensure you stay on track for this goal.

Evaluating Your Current SIP Portfolio
You have a diverse mutual fund portfolio with a mix of small cap, flexi cap, bluechip, midcap, and infrastructure funds. This is good for diversifying risks and gaining from different sectors. Let’s break it down:

Quant Small Cap Fund (Rs 5000): Small cap funds are aggressive and offer high growth potential but come with higher risk. This is a good allocation if you are willing to ride market volatility.

Parag Parikh Flexi Cap Fund (Rs 5000): Flexi cap funds are flexible and invest across large, mid, and small caps. Parag Parikh is a good option for long-term growth.

Canara Robeco Bluechip Fund (Rs 5000): Bluechip funds are stable and invest in large companies with strong fundamentals. This is a safer, more stable part of your portfolio.

PGIM India Midcap Opportunities Fund (Rs 5000): Midcap funds offer a balance of growth and risk. They perform well in a growing market and provide higher returns than large caps.

Invesco India Infrastructure Fund (Rs 5000): Sectoral funds like infrastructure funds are risky, as they rely on the performance of a single sector. While infrastructure is a growing sector, this adds concentrated risk to your portfolio.

Suggestions to Improve Portfolio
You have good diversification, but reduce exposure to sector-specific funds like the Invesco India Infrastructure Fund. You may consider switching to a more broad-based equity fund, like a multi-cap or balanced advantage fund, for a more consistent long-term performance.
Target of Rs 1.5 Crore in 10 Years
Let’s analyze how achievable your Rs 1.5 crore goal is. You are currently investing Rs 25,000 per month in SIPs and have a corpus of Rs 31 lakh in mutual funds.

For your SIPs: Assuming a reasonable return of 10-12% per annum, your monthly SIP of Rs 25,000 could grow to approximately Rs 50-60 lakh over the next 10 years.

For your existing mutual fund corpus of Rs 31 lakh: With a similar 10-12% annual growth, this could grow to approximately Rs 80-85 lakh in 10 years.

This brings your total corpus to around Rs 1.3-1.45 crore, which is quite close to your target of Rs 1.5 crore. You are on the right track, but slight adjustments can help ensure you meet or exceed your goal.

How to Adjust for Your Daughter’s Education
You mentioned needing around Rs 10-15 lakh for your daughter’s education in two years. This is a significant withdrawal and will reduce your overall corpus. Let’s plan for this:

Consider using low-risk debt funds or your PPF account to fund her education. These options are safer than withdrawing from equity mutual funds, which could experience volatility in the short term.

If you do need to withdraw from mutual funds, consider withdrawing from your large-cap or bluechip funds, as they are generally more stable.

After withdrawing Rs 10-15 lakh, you can replenish your SIPs to make up for the withdrawn amount. Increasing your SIP contributions by Rs 5000-10,000 per month after your daughter’s education will help bridge the gap and keep you on track for Rs 1.5 crore.

ELSS vs. PPF for Tax Savings
For tax-saving purposes, you are considering either ELSS or PPF. Both have their pros and cons:

ELSS (Equity Linked Savings Scheme): ELSS funds have the shortest lock-in period of three years among tax-saving instruments. They offer market-linked returns, which tend to be higher than PPF over the long term. You can expect returns in the range of 10-12% from ELSS.

Advantages:

Short lock-in period (3 years).
Higher returns than traditional tax-saving instruments.
Disadvantages:

Subject to market risk.
Taxed under long-term capital gains (LTCG) beyond Rs 1 lakh per year.
PPF (Public Provident Fund): PPF offers a fixed return and is backed by the government. It is a safer option, with a lock-in period of 15 years but allows partial withdrawals after 7 years. PPF is a good option if you want guaranteed, risk-free returns.

Advantages:

Guaranteed returns (7-8% currently).
Tax-free interest.
Good for risk-averse investors.
Disadvantages:

Longer lock-in period.
Lower returns compared to equity-based investments.
Recommendation for Tax Savings
Given your current exposure to equity mutual funds, it would be wise to add some allocation to ELSS. You already have Rs 26 lakh in PPF, which provides safety. A mix of PPF for guaranteed returns and ELSS for higher growth would create a balanced approach.

Strategy for Wealth Creation
To reach your target of Rs 1.5 crore, consider these steps:

Increase SIPs Gradually: After your daughter’s education, aim to increase your SIPs by Rs 5000-10,000 per month. This will help boost your corpus to Rs 1.5 crore or more.

Diversify into Balanced Funds: Add a balanced advantage fund or hybrid fund for stability and moderate growth. These funds reduce risk and still offer reasonable returns.

Continue PPF Contributions: Continue contributing to PPF for risk-free, tax-free returns. This will complement your equity portfolio.

Final Insights
You are well on your way to reaching your goal of Rs 1.5 crore. Your current investments are on the right track, but small adjustments like reducing exposure to sector funds, increasing SIP contributions after your daughter’s education, and balancing tax-saving investments between ELSS and PPF can further optimize your strategy.

Stay committed to your SIPs, and regularly review your portfolio with a certified financial planner to ensure you remain on course.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

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

..Read more

Latest Questions
T S Khurana

T S Khurana   |197 Answers  |Ask -

Tax Expert - Answered on Nov 23, 2024

Asked by Anonymous - May 11, 2024Hindi
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Can you please suggest on capital gains as per Indian taxation laws arising in the below two queries : 1) property purchased with joint ownership, me and my wife’s name in 2015 at a cost of 64,80,000, housing improvements done for the cost of 1000000 and brokerages of 200000 paid and sold the same property at 10000000 in Dec 2023? 2) 87% of the proceeds got from the deal i.e 8700000, have been reinvested to pay 25% amount in purchasing another joint ownership property in Dec 2023, 3) I have invested in another under construction property in Nov 2023 by taking housing loan, which is on me and my wife’s name worth 1.4 cr, here the primary applicant is me only while wife is just made a Co applicant in the builder buyer agreement and also on the housing loan . So what are the LTCG tax liabilities arising from the above 3 scenarios for FY 2023-2024 and FY 2024-2025. I intend to sale off the property acquired in (2) by Dec 2024 and use that proceeds to close the housing loan for the property acquired in (3), will this sale of property be inviting any tax liabilities if the complete proceeds received from the sale of the property in (2) would be utilised to close the housing loan taken in Nov 2023 for the property in (3) ? Since in FY 23-24, I would be claiming the LTCG from the sale proceeds of 1) invested in the purchase of property in 2), and I intend to sale off this property in Dec 2024, will the LTCG claim be forfeited on the property sale in (1), should I hold this property at least for further 1 year so that sale of this property in 2) will not invite STCG?
Ans: (A). Let's first talk about F/Y 2023-24 :
You jointly sold a Property during the year for Rs.76.80 lakhs (64.80+10.00+2.00), & sold the same for Rs.100.00 lakhs.
You have jointly also purchased Property No.3 (I suppose it is Residential only), for Rs.140.00 lakhs.
You should avail exemption u/s-54 & file your ITR accordingly. Please disclose all details about sale & purchase in your ITR.
02. Now coming to the F/Y 2024-25 :
You intend to Sell Property No.2, which was acquired in 2023-24. Any Gain on Sale of it would be Short Term capital Gains & taxed accordingly.
Alternatively, you may hold this sale of property no.2 (for 2 years from its purchase) & avoid STCG
You are free to utilize the sale proceeds in a way you like, including paying off your housing Loan.
Please note to avail exemption u/s 54 only from investment in property no.3 & not 2.
Most welcome for any further clarifications. Thanks.

...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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