Showing posts with label cost inflation index. Show all posts
Showing posts with label cost inflation index. Show all posts

Saturday, 11 March 2023

रियल एस्टेट में निवेश, क्या यह वास्तव में लाभदायक है?

हम सभी रियल एस्टेट में निवेश करना पसंद करते हैं, क्योंकि हम इसे देख सकते हैं और महसूस कर सकते हैं, और यह एक स्टेटस सिंबल भी होता है। लेकिन क्या यह वास्तव में फायदेमंद है? आइए हम रियल एस्टेट में निवेश के बारे में और समझें कि  इसके फायदे और नुकसान क्या हैं।


हम में से अधिकांश लोगों को रियल एस्टेट पसंद है, इसके मुख्य कारण इस प्रकार हैं: 

  • रियल एस्टेट एक ऐसी बड़ी चीज है जिसे हम देख और महसूस कर सकते हैं।
  • हम इसे अपने परिवार के सदस्यों और रिश्तेदारों को दिखा सकते हैं क्योंकि यह एक स्टेटस सिंबल बन जाता है।
  • इक्विटी की वृद्धि के साथ रियल एस्टेट को 100% सुरक्षा के रूप में देखा जाता है।
  • लोग मकान में न रहने पर उसे किराए पर देने की कल्पना कर सकते हैं।
  • किसी घर को किराए पर देकर उसके कैश फ्लो मूल्य की कल्पना करना आसान है।

 

लेकिन रियल एस्टेट में निवेश करते समय हम जो नहीं देख सकते वह है: 

  • ऋण पर संपत्ति खरीदने से ब्याज का बोझ बढ़ जाता है और वर्तमान बढ़ती ब्याज दर के परिदृश्य में यह ब्याज के बोझ को और बढ़ा देता है।
  • जब हम अपना घर किराए पर लेते हैं तो हम एकाग्र जोखिम उठाते हैं क्योंकि पूरी संपत्ति एक ही व्यक्ति को किराए पर दी जाती है।
  • हाउस रेंट यील्ड्स महंगाई के सामने टिक नहीं सकते।
  • तथ्यों की जांच करें: मुंबई में एक ₹2 करोड़ का फ्लैट लगभग ₹ 35-40000 मासिक किराया देता है। जिसका मतलब है कि 2.1-2.4% का वार्षिक रिटर्न, अगर हम मेंटेनेंस चार्ज और प्रॉपर्टी वियर एन टियर खर्च घटा दें तो यह और कम हो जाएगा।
  • अचल संपत्ति में तरलता जोखिम एक और महत्वपूर्ण कमी है क्योंकि हम इसे उचित मूल्य पर जल्दी से बेच नहीं सकते हैं।
  • इसके अलावा, अगर हमें पूरी राशि की आवश्यकता नहीं है, लेकिन केवल पैसे के सिर्फ एक हिस्से की आवश्यकता है, लेकिन हम या तो पूरी संपत्ति को या कुछ भी नहीं बेच सकते हैं।
  • अचल संपत्ति खरीदने और बेचने में लेन-देन की लागत होती है यानी स्टैप ड्यूटी, पंजीकरण, दलाली शुल्क आदि जो एक डूबती हुई लागत है।
  • आज की दुनिया में जब लोग नौकरी और शहर बदलते रहते हैं; एक घर खरीदना और फिर दूसरे शहर में शिफ्ट होना दोहरी मार बन जाता है।
  • एक घर आज के संदर्भ में एक सफेद हाथी है क्योंकि यह बहुत कम रिटर्न देता है और इसे बनाए रखने के लिए बहुत अधिक धन और देखभाल की आवश्यकता होती है।

 

उसके स्थान पर: 

  • हम उस पैसे को ठीक से निवेश कर सकते हैं।
  • हम एकाग्रता जोखिम को कम करने के लिए विभिन्न परिसंपत्ति वर्गों और उप-वर्गों में निवेश में विविधता ला सकते हैं।
  • हम अपनी जरूरतों के आधार पर अपने नकदी प्रवाह को समायोजित कर सकते हैं जैसे कुछ परिसंपत्तियां नियमित नकदी प्रवाह दे सकती हैं जबकि कुछ सिर्फ बढ़ सकती हैं।
  • विभिन्न परिसंपत्ति वर्ग और कैशफ्लो भी हमारी कर देनदारियों को अनुकूलित करने और विभिन्न बाजार चक्रों को मात देने में मदद करते हैं।
  • इक्विटी में निवेश हमारे पैसे को लंबी अवधि में मुद्रास्फीति को मात देने में मदद कर सकता है।

 

स्वयं के रहने के लिए घर खरीदना भावनात्मक और आराम कारणों से एक उचित निर्णय हो सकता है लेकिन निवेश के दृष्टिकोण से यह एक अच्छा विचार नहीं हो सकता है। इसलिए निवेश के लिए संपत्ति खरीदने का निर्णय लेने से पहले अच्छी तरह सोच-विचार कर लें।

Investment in Real Estate, does it really makes sense

We all like to invest in real estate, as we can see that and feel, and it also gives a status symbol. But does it really makes sense? Let us understand more about investments in real estate and what are pros and cons of real estate investment.

Most of us Love Real Estate, the main reasons for it are as follows: 

  • Real Estate is something big that we can see and feel.
  • We can show it to our Family Members and relatives as it becomes a status symbol.
  • Real Estate is seen as 100% Security with the growth of Equity.
  • People can imagine renting the house if not living in it.
  • It is easier to imagine the Cash Flow value of a house by renting it out.

 

But what we can’t see while investing in real estate is: 

  • Purchasing a property on loans leads to an interest burden and in current rising interest rate scenario it further increases the interest burden.
  • When we rent our house we take the concentrated risk because the whole property is rented to a single person.
  • House Rent Yields cannot stand up to Inflation.
  • Check the facts that a ₹2 cr flat in Mumbai gives a monthly rent of approx. ₹ 35-40000. Which means annualised return of 2.1-2.4%, if we deduct maintenance charges and property wear n tear expenses it will further come down.
  • Liquidity Risk is another important drawback in real estate as we can’t sell it quickly at a fair price.
  • Further, if we don’t need whole amount but just a part of the money we can’t sell the property in parts; either full property or nothing.
  • Buying and selling real estate has transaction costs i.e. Stamp duty, Registration, brokerage charges etc. which is a sunk cost.
  • In today’s world when people keep on changing jobs and cities; buying a house and then shifting to another city becomes a double whammy.
  • A House is a White Elephant in today's context as it gives little returns and needs a lot of money and cares to maintain.

 

Rather then that: 

  • We can invest that money properly.
  • We can diversify the investments in different asset classes and sub-classes to reduce concentration risk.
  • We can adjust our cash flows based on our needs like some assets may give regular cashflows while some may just accumulate.
  • Different asset classes and cashflows also helps to optimize our tax liabilities and beat different market cycles.
  • We can liquidate investments partially in case of emergency even we can take loan agains the securities.
  • Investment in Equities can help our money to out beat inflation over a longer duration.

 

While purchasing a house for self-living could be a fair decision due to emotional and comfort reasons however it may not be a good idea from an investment perspective. So think rationally before making a decision to buy a property for investment.


Saturday, 2 June 2018

Inflation: Is it Good, Bad or Ugly?


Black and White are interesting colours. In few occasion wearing a Black shows the sad situation while for some cases like in marriage or business meetings this is called the formal. Black is associated with Black Magic a negative thing but black long hairs are symbolised as beauty. Similarly white is colour of peace and sorrow for some religions while for some it is for the celebrations (i.e. marriage).

What does it means?
Well as I understand most of the things have two sides and different people look at it through different perspectives. For some it is a sign of happiness for some it may be a symbol of sad and bad things.
Inflation also has two sides, while few countries especially the growing/developing nations are fighting hard to reduce/control it, while on the other side there are countries form developed nations like Japan who are struggling to increase it. Interesting but true.

What actually the inflation is?
As a dictionary meaning Inflation means continuous rise in the prices at a broad level.
In the economic terms it is called as: too much of money chasing too few goods and services.

How Inflation Moves?
When the gap between demand for goods and supply of money is too high, it causes prices to rise at a breath-taking pace. While a low to moderate gap results in a steady but minimal rise in the prices.

So when Inflation can be called as Good?
When the Prices of goods and services in an economy rise moderately and linear way it will be considered as desired.

But why should the rise in prices can be good?
When inflation rise moderately, Companies invest more in their businesses to increase their production to meet the ‘higher’ demand for goods/services. Therefore, more manpower is needed which pushes wages upwards. Money invested in production capacities fetches higher returns, which in turn accelerates the shareholders’ returns as well. This way economy creates more employment opportunities and also increases the wealth of shareholders as well as improves the tax revenue for government. A kind of win-win situation for all the stakeholders.

How high inflation impacts?
Some time there is lot of money/liquidity in the economy which results into such s strong demand that despite investing massively in production capacities, corporations usually fail to meet the demand. This spikes the prices of goods and services resulting them to become almost unaffordable.
This in turn reduces the discretionary income of the majority of households resulting into buying lesser goods. Then Companies suddenly realise that they went overboard with production during the boom time and soon start realising their overheads are unsustainable. This results into layoffs of employees. As people lose jobs, demand for goods and services falls again, followed by the price reductions which someday jumpstarts the economic upswing again.

So, how much inflation is good?
There is no fix formula for it. It depends on that country’s economic growth as well as the rate of inflation elsewhere in the world.  As said earlier, usually, developing nations witness sharp swings in inflation and cost of capital due to lower income and scarcity of capital and other resources.
As the country becomes developed economies the inflation goes down and stabilizes. This is because Economic prosperity reduces price volatility especially the essential items as they are the items which are important but will have some limited demands. (A person will not start eating more if he becomes wealthy).

What is life style inflation?
There is one standard inflation figure which is published by the government agencies. But is it really the inflation number for every person in that economy. The answer is NO.
Every person is unique and has different life style and accordingly the consumption is also different for different persons.

For example a Non-vegetarian person will be more impacted by the prices of fish and meats whereas the vegetarian person may not have any impact.

Twenty years back we use to have one TV in a home now we need in every room. One landline telephone was not just serving the family but the whole area and now every family member needs to have mobile phone in fact many of us carry two-three phones. So the cost of phone lines might have reduced but due to higher consumption our bills have not. One year school fees in a good convent school today would be equal to the amount of total fees paid from Nursery to College thirty years back. Similarly in every aspect of our life our aspirations have gone up and hence the headline numbers have very limited relevance and every person has to analyse his/her own inflation based on their own life style and aspirations.

How it impacts our investments?
So while deciding our future financial goal we need to consider our actual requirements and what kind of inflation it has historically. For example the education fees/ medical expenses rise much more than the headline inflation numbers. Further it could be worse, if inflation spikes up for any reason at a time when our goal is up for the fulfilment. Therefore, make a point to be conservative about the estimation of return on your portfolio and be cautious about the estimate of inflation.

To reach our financial goals and beat the inflation we need to ensure that we are investing in those assets which have capability to beat the inflation Equities and Equity based Mutual funds are those which can give us higher than inflation numbers over a longer period of time.

To Conclude

Inflation is a number based on various economic and social factors, and every individual has a different inflation number based on his own life style and expenses. We cannot say inflation good or bad on its own but other factors make it a boon or a bane. To face high inflation we need to have a proper financial plan in place.

Saturday, 21 April 2018

FMP’s a better alternative to Fixed Deposits


FMP stands for Fixed Maturity Plan. These are essentially close-ended income schemes with a fixed maturity date i.e. that run for a fixed period of time. This period could range from one month to as long as three years or more. When the fixed period comes to an end, the scheme matures, and your money is paid back to you.

Some of the FMPs do invest a small portion of portfolio in equity which are called dual advantage fund. The portfolio is generally invested in debt and money market instruments maturing in line with the tenure of the scheme. The objective is to lock-in the investment at a specified rate of return thereby immunizing the scheme against market fluctuations.

Liquidity

In most open-ended mutual fund schemes, one can redeem one’s units anytime. However, the structure of the FMP does not lend itself to this kind of liquidity. In FMP Invest money you are more or less sure you are not going to need during the tenure of the plan. If you withdraw before the scheme closes, generally it is not permitted however you can sell it in the secondary market as all the closed ended scheme have to be listed in stock exchanges although finding a buyer for these securities is bit difficult. Though income schemes invest in similar instruments as an FMP, being open-ended and not having a specific tenure based investment strategy, these are subject to interest rate risk leading to fluctuations in the NAV.

What is better — A Bank Deposit or a FMP?

Lately the interest rates on bank deposits have fallen leading many investors to wonder whether a simple Bank Fixed Deposit (FD) would serve better than having to go through the process of investing in an FMP. Though compare to Bank FDs , FMPs currently offer a little higher rate of return; the tax impact tilts the scales in significant favour of the FMP.

Interest on Bank FDs is fully taxable whereas the return from FMPs is either subject to the Dividend Distribution Tax (for the dividend option) or the capital gains tax rate (for the growth option). The capital gain is calculated after adjusting with Cost Inflation Index. The Distribution Tax rate @28.84% or the capital gains tax rate @20% are lower than the income tax rate, especially in the case of investors in the higher tax bracket where income tax on interest will be at 34.60% (30%+12% Surcharge and Education Cess). Tax directly eats into returns, which is why FMPs have the edge over Bank FDs.

Are FMPs for you?

If you are looking for a fixed income avenue that yields a reasonable return with minimum risk, adequate liquidity and tax efficiency, FMPs will provide you with an effective shelter.
Let’s see how a longer termed FMP (of over one year) has an even better edge than a Fixed Deposit. The reason is that for an FMP of over one year, the return is taxed as long-term capital gain and not normal income. The following table summarizes the advantage that an FMP has over a fixed deposit.

In the case of an FMP, you have an option of paying tax on long-term capital gains @20% after indexing cost while for interest income you have to pay the tax as applicable to your tax bracket.



S. No.
Particulars
FMP of Mutual Funds
Fixed Deposit
A
Investment Amount
100,00,000
100,00,000
B
Post Expense Indicative Yield
7.50%
7.50%
C
Maturity Value after three years
           124,22,969
124,22,969
D
Gain = C-A
24,22,969
24,22,969
E
Expected Annual CI Index
5.00%

F
Index Value for three years
1500000
0
G
Net Gain After Indexation (D-F)
9,22,969
24,22,969
H
Tax Payable @20%/ 30%
                  1,84,594
                  7,26,891
I
Total Income Cash Flow (D-H)
22,38,375
16,96,078
J
Maturity Value after three years
122,38,375
116,96,078
K
DIFFERENCE IN TOTAL CASH FLOW
5,42,297

Additional return in % (K/A)
5.42%

As we can see from the table given above that the net return in FMPs can be as high as 5.4% compared to FDs when we expect the returns from both the instruments will be same although FMPs give little higher returns than FDs.

Are FMPs for Corporates/ Entities who are at higher tax bracket?

Well, FMPs are for everyone those who are looking a fix kind of returns. However the favorable tax structure makes it more attractive for those who comes under highest tax bracket. Corporates, Association of Persons and High Net worth Individuals. In fact, you can look upon FMPs as fixed deposits offered by mutual funds. Just like bank fixed deposits, Tax incidence differs as explained above.


As compared to other fixed income products like Bonds, Corporate Fixed Deposits FMPs fair better due to long term capital gain tax benefits as compared to interest which is fully taxable.

Also FMPs are quite safe since the underlying investments are either money market instruments or rated paper. Before investing, we can get an idea about the indicative yield from the scheme based on the current market scenario. The word used is “indicates” as against “assures” as SEBI rules do not allow mutual funds to assure returns. In any case, just like in the case of a bank fixed deposit, in an FMP too, investors would know beforehand what the return is going to be. 

And lastly, to choose an FMP, you should do just what you would do take a right advise through a professional Advisor.