I bought a house in Hyderabad 10 years back and plan to pay off the loan by March this year. 

I work in a central government institute and am eligible for a loan of 25 lakh with much lower EMI.

Can I avail this loan for my second house?

If not, what are the avenues available to me for availing the loan? Can I transfer my first house to my wife or daughter's name and then do I become eligible? Kindly suggest.

Ans: If the apartment cost is below 33 lakh then you can get a 90 per cent of the flat cost (not including stamp duty/registration charges) as a loan. 

As long as the project is registered with RERA and approved by the concerned lender you will get a choice between paying just interest till possession (called pre-EMI in banking jargon) or starting off the EMI on the disbursed amount. The choice is yours.

During the years in which the property remains under construction no tax benefits are available for any loan payment – whether interest or principal. 

Finally, don’t buy under-construction flats where delays are rife. Just buy a ready to move in flat.

Ans: Ideally home loan amount should not be greater than 5 times of annual salary. In your case, eligible home loan amount would be approximately 26 lakh, which is enough for you. Please check that 30 lakh is the all in cost. There are significant costs incurred while moving into a new home for which also you will need to provide for.

Ans: Let's create a plan to help you purchase a home and manage your finances effectively.

Current Financial Overview
Age: 40 years old
Monthly Salary: Rs 1.20 lakhs
Current SIP: Rs 50,000
Recurring Deposit (RD), Sukanya Samriddhi Account (SSA), Provident Fund (PF): Combined Rs 25,000
Vehicle Loan EMI: Rs 8,500
Financial Goals
Purchase a Home: Home loan of Rs 60 lakhs
Monthly Income and Expenses
Total Monthly Income: Rs 1.20 lakhs
Total Monthly Savings: Rs 75,000 (SIP + RD, SSA, PF)
Total Monthly Loan EMI: Rs 8,500
Remaining for Expenses: Rs 36,500
Investment Strategy
Continue Current SIP and Savings
SIP: Continue Rs 50,000 SIP in diversified mutual funds. Actively managed funds can offer better returns than index funds.

RD, SSA, PF: Maintain Rs 25,000 monthly in RD, SSA, and PF. These provide stability and long-term benefits.

Advantages of Actively Managed Funds
Professional Management: Access to experienced fund managers.

Potential for Higher Returns: Opportunity to outperform the market.

Flexibility: Fund managers can adjust portfolios based on market conditions.

Home Loan Consideration
EMI Calculation and Affordability
Home Loan Amount: Rs 60 lakhs

Estimated EMI: Approximately Rs 55,000 per month (based on 8.5% interest rate for 20 years)

Total EMIs: Rs 63,500 (vehicle loan + home loan)

Financial Assessment
Monthly Cash Flow
Income: Rs 1.20 lakhs
Total EMIs: Rs 63,500
Total Savings: Rs 75,000
Remaining for Expenses: Rs 36,500
Action Plan
Adjust SIP and Savings
SIP Adjustment: Consider reducing SIP temporarily to Rs 30,000 to manage cash flow better.

Emergency Fund: Ensure you have an emergency fund covering 6 months of expenses.

Home Loan Affordability
Down Payment: Save for a larger down payment to reduce the loan amount.

EMI Affordability: Ensure EMIs do not exceed 40% of your monthly income.

Additional Considerations
Insurance and Risk Management
Term Insurance: Ensure you have adequate term insurance coverage.

Health Insurance: Maintain comprehensive health insurance.

Long-term Planning
Retirement Planning: Continue contributing to PF and consider additional retirement savings.

Child’s Education: Plan for future educational expenses through dedicated savings.

Final Insights
Review Regularly: Keep reviewing your financial plan and make adjustments as needed.

Seek Expert Advice: Consult a Certified Financial Planner for personalized guidance.

Stay Disciplined: Maintain a disciplined approach to savings and investments.

Best Regards,

K. Ramalingam, MBA, CFP

Chief Financial Planner

www.holisticinvestment.in

Ans: Hello;

Surely you can do so, but please ensure adequate term life insurance and health insurance coverage for both.

Keep investments for retirement separate from this so that it continues to accumulate irrespective of home loan or otherwise.

Maybe you should sell land and part of gold jewellery for down payment towards home purchase.

It is desirable to get a home loan insurance.

Best wishes;

Ans: Income vs EMI Assessment
– Your take-home salary is Rs. 69,000 per month.
– Planned EMI is Rs. 35,000 per month.
– That is around 51% of your monthly income.

Observations:
– Ideally, EMIs should not exceed 35%–40% of income.
– Above 50% will reduce flexibility for other needs.
– It may become difficult to handle emergencies or future investments.

Suggestion:
– Try to reduce the EMI by increasing the tenure.
– Or make part-payment to reduce the loan amount.
– Even a Rs. 30,000 EMI will make your finances more stable.

Existing Assets and Liquidity
You have built savings across various instruments:

– NPS: Rs. 21 lakhs (locked till retirement)
– MF: Rs. 2 lakhs (liquid, usable)
– PPF: Rs. 1 lakh (locked)
– Sukanya Samriddhi (SSA): Rs. 60,000 (locked)
– Tata ULIP: Rs. 50 lakhs sum assured

Assessment:
– NPS, PPF and SSA are not easily accessible.
– ULIP has no liquidity in initial years.
– Only mutual funds are partially liquid.
– You don’t have a strong emergency fund.

Suggestion:
– Keep at least Rs. 2–3 lakhs as liquid emergency fund.
– Don’t invest all available funds in down payment.
– Avoid depending on locked savings during loan period.

On Housing Loan Decision
A housing loan has both benefits and responsibilities.

Positives:
– Allows home ownership without using all your savings.
– Offers tax benefits under Sec 80C and Sec 24.
– Fixed EMI creates a forced saving habit.

Risks in Your Case:
– EMI will take up most of your monthly surplus.
– Any unexpected expense can disturb your budget.
– Rising expenses due to family, inflation or health may create stress.
– Delay in income or job change can impact EMI commitment.

ULIP Policy – Needs Review
You mentioned holding a Tata ULIP with Rs. 50 lakhs sum assured.

– ULIPs combine investment and insurance.
– Returns are moderate and expenses are high.
– Early exit incurs charges.
– Long lock-in restricts liquidity.

Suggestion:
– Check how long the policy has run.
– If it is within 5 years, wait till lock-in ends.
– Post lock-in, consider surrendering it.
– Reinvest the value in mutual funds for better returns.
– Buy a separate term insurance for risk protection.

Risk Protection – Missing Term Insurance
You haven’t mentioned having a term insurance policy.

– Housing loan increases your responsibility.
– If something happens to you, your family may struggle.
– ULIP cover may not be sufficient in practical terms.

Suggested Action:
– Buy a term plan of Rs. 50–75 lakhs minimum.
– Premiums are affordable at your age.
– Continue it till loan tenure ends or retirement.
– This ensures loan liability is protected.

Emergency Reserve – Urgently Needed
As of now, your liquid reserves are low.

– Emergency fund should be 6 to 9 months of expenses.
– With EMI, your monthly outflow will rise.
– Any delay in salary or medical issue can cause stress.

Suggestion:
– Immediately build an emergency fund of Rs. 2–3 lakhs.
– Use FDs or liquid mutual funds.
– Don’t depend on credit cards or loans in emergencies.

Children's Education – Future Need Planning
SSA indicates you have a daughter.

– Education costs are rising rapidly.
– SSA alone may not be enough.
– Equity mutual funds with 10–15 year horizon are essential.
– Use SIPs to build a goal-specific corpus.

Don’t allow the home loan to consume all your surplus. Future goals must continue to get funded.

Retirement Planning – Strong Start but Needs Support
You have Rs. 21 lakhs in NPS. That’s a good beginning.

– But NPS alone may not be enough.
– You will need Rs. 3–4 crores for retirement at age 60.
– After paying home loan EMIs, ensure SIPs continue.
– Also, equity mutual funds offer flexibility and higher liquidity.

Housing Loan Alternatives – Considerable
You are planning for Rs. 40 lakhs loan with Rs. 35,000 EMI.

Alternatives to Think About:
– Can you arrange Rs. 5–10 lakhs more as down payment?
– This will reduce EMI and interest burden.
– A Rs. 30 lakh loan may keep EMI closer to Rs. 25,000.
– That fits better with your current salary.

Also, don’t rely on future increments to justify higher EMI now. Keep buffer from the start.

Overall Investment Behaviour – Scope for Streamlining
You are saving in multiple options. But there's duplication.

– NPS, PPF, and SSA all offer long lock-in.
– Too much long-term locking restricts flexibility.
– Mutual funds should be increased for liquidity and wealth creation.

Suggested Course:
– Gradually increase SIPs as income grows.
– Reduce dependence on locked options.
– Take help from a CFP-backed MFD for fund selection.

Avoid investing randomly or based on past performance.

Mutual Funds – Positive Start
You have Rs. 2 lakhs in mutual funds.

– Good initiative, but needs consistency.
– Continue SIPs even after loan begins.
– Choose 2–3 funds across flexi-cap, balanced and mid-cap.
– Avoid sector or index-based funds.

Regular funds with CFP-led MFD support will guide you better. Avoid direct route and DIY errors.

Tax Saving – Reasonably Covered
You are contributing to:

– NPS (under Sec 80CCD)
– PPF and SSA (under Sec 80C)
– Home loan interest (will be eligible under Sec 24)

Suggestions:
– Don’t invest just to save tax.
– Make tax planning part of goal-based investing.
– Don’t mix life insurance and tax savings.

Housing Loan and Goal Balance
Your goal should not only be buying a house.

– Ensure you can continue SIPs after EMI starts.
– Allocate funds for emergencies and health.
– Don’t ignore retirement and child’s future planning.

Loan is long-term. It should not become a financial trap.

Finally
– You have good savings habits.
– But the planned EMI is too high for your salary.
– Try to reduce EMI to 35–40% of income.
– Maintain emergency fund and term cover before loan.
– Review and exit the ULIP post lock-in.
– SIPs and liquid assets must continue along with loan.

A home is important, but not at the cost of financial peace.

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