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May 24, 2000

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Saving for a home

Earlier: Getting ready for retirement

Previously, Rohit Sarin analysed how an individual at three different stages of his life can plan for his retirement. This time around, he tackles another financial goal which virtually everyone faces: house purchase.
We will restrict this analysis within the following parameters:

  • House purchase at the age of 40
  • Balanced risk appetite
  • Estimated current value of the property stands at Rs 2.5 million
CASE I

Assumptions in the case of the 25 year-old....................

  • Existing savings for house purchase: Nil
  • Percentage of loan to part-finance house purchase: 25%
  • Annual return on debt funds: 12 per cent
  • Annual return on equity funds: 20 per cent
  • Annual rate of inflation: 8 per cent
Which lead to....................................
  • A recommended debt to equity ratio of 40:60. For this, a mix of debt and equity based funds should be selected.
  • Estimated current value of the desired property of Rs 2.5 million would inflate to a little more than Rs 7.9 million after 15 years.
  • This would be part financed by a loan to the extent of 25 per cent which is Rs 1,980,000.
  • Therefore, the balance amount of Rs 5,950,423 would need to be saved over a period of 15 years.
  • With a debt to equity mix of 40:60, the person needs to begin with a total monthly investment of Rs 5,954. This monthly saving/contribution would keep on increasing every year.
In figures, the complete 15-year plan translates to..............

FINANCIAL PLANNING
Year Year Equity Fund Debt Fund Total Yearly Income Cumm. Balance**
2000 1 3,572 2,382 5,954 71,447 5,547 76,994
2001 2 3,930 2,620 6,549 78,591 17,374 172,959
2002 3 4,323 2,882 7,204 86,450 32,034 291,444
2003 4 4,755 3,170 7,925 95,095 50,051 436,590
2004 5 5,230 3,487 8,717 104,605 72,039 613,234
2005 6 5,753 3,836 9,589 115,065 98,712 827,011
2006 7 6,329 4,219 10,548 126,572 130,902 1,084,485
2007 8 6,961 4,641 11,602 139,224 169,579 1,393,288
2008 9 7,658 5,105 12,763 153,156 215,869 1,762,313
2009 10 8,423 5,616 14,039 168,468 271,083 2,201,864
2010 11 9,266 6,177 15,443 185,316 336,742 2,723,922
2011 12 10,192 6,795 16,987 203,844 414,610 3,342,376
2012 13 11,212 7,474 18,686 224,232 506,734 4,073,342
2013 14 12,332 8,222 20,554 246,648 615,488 4,935,478
2014 15 13,566 9,044 22,610 271,320 743,621 5,950,419

CASE II

Assumptions in the case of the 30 year-old....................

  • Current existing savings towards purchase of home: Rs 100, 000
  • Approximate post-tax annual return on existing savings: 15 per cent
  • Percentage of loan to part-finance house purchase: 25 per cent of the net gap
Which lead to....................................
  • Recommended debt to equity ratio of 50:50. For this, a mix of debt and equity based funds should be selected.
  • Estimated current value of the property of Rs 2.5 million would inflate to Rs 53,97,312 after 10 years.
  • The value of the current investment would grow to Rs 404,556.
  • Therefore, the target amount to mobilise after 10 years would be Rs 49,92,757.
  • This would be part financed by a loan to the extent of 25 per cent which is Rs 12,50,000.
  • Therefore, the net amount to save in next 10 years would be Rs 37,42,757.
  • With a debt to equity mix of 50:50, the person needs to begin with a total monthly investment of Rs 10,429. This monthly saving/contribution would keep on increasing every year.
In figures, the complete 10-year plan translates to............
Year Year Equity Fund Debt Fund Total Yearly Income Cumm. Balance**
2000 1 5,215 5,215 10,429 125,152 9,301 134,453
2001 2 5,736 5,736 11,472 137,667 29,054 301,174
2002 3 6,310 6,310 12,619 151,434 53,418 506,026
2003 4 6,941 6,941 13,881 166,577 83,223 755,827
2004 5 7,635 7,635 15,270 183,235 119,433 1,058,494
2005 6 8,398 8,398 16,797 201,558 163,168 1,423,221
2006 7 9,238 9,238 18,476 221,714 215,728 1,860,663
2007 8 10,162 10,162 20,324 243,888 278,618 2,383,169
2008 9 11,178 11,178 22,356 268,272 353,580 3,005,021
2009 10 12,296 12,296 24,592 295,104 442,634 3,742,759

CASE III

Assumptions in the case of the 35 year-old....................

  • Existing savings for house purchase: Rs 200,000
  • Approximate post-tax annual return on existing savings: 15 per cent
  • Percentage of loan to part-finance the house purchase: 25 per cent of the net gap
Which lead to....................................
  • Recommended debt to equity ratio of 50:50. For this, a mix of debt and equity based funds should be selected.
  • Estimated current value of the property of Rs 2.5 million would inflate to Rs 36,73,320 after 5 years.
  • The value of current investment would grow to Rs 4,02,271.
  • Therefore, the target to mobilise after 5 years would be Rs 32,71,049.
  • This would be part financed by a loan to the extent of 25 per cent which is Rs 8,20,000.
  • Therefore, the net amount to save in next 5 years would be Rs 25,51,049.
  • With a debt to equity mix of 50:50 the person needs to begin with a total monthly investment of Rs 24,150. This monthly saving/contribution would keep on increasing every year.
In figures, the complete 5-year plan translates to..............

Year Year Equity Fund Debt Fund Total Yearly Income Cumm. Balance**
2000 1 12,075 12,075 24,150 289,802 21,537 311,339
2001 2 13,283 13,283 26,565 318,782 67,278 697,398
2002 3 14,611 14,611 29,222 350,660 123,695 1,171,754
2003 4 16,072 16,072 32,144 385,726 192,711 1,750,191
2004 5 17,679 17,679 35,358 424,299 276,559 2,451,049

Next: Planning for your child's education

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