Combination of EMI and SIP can save you lot of
money
What if your Home loan tenure is reduced without
increasing EMI, even if the interest rate remains the same? Sounds interesting?
Read it.
In year 2010, I bought the flat into the Ahmedabad
for which I took the home loan of Rs 48 Lacs from one bank. At that time the
interest rates were around 10.5%. So I decided to take the loan for the maximum
tenure available, i.e. 20 years as I could afford the EMI of Rs. 47922/-.
The bank RM came to my office for completing the
paperwork. While filling the forms he asked me about the tenure which I would
like to go for. I told him to go for maximum tenure i.e. 20 years. Bank’s RM
told me, “Sir maximum limit is not 20 years it is 25 years”. According to my
calculation I was ready for paying Rs 47992/, an EMI amount for 20 years
of tenure considering 10.5% interest and Loan of Rs 48 Lacs.
So if I chose to go for 25 year, EMI would be
lesser. I tried to do the exact calculation and ended up with some unique Idea
which I am sharing through this article. The EMI for the 25 years tenure was
worked out to be Rs 45302/, resulting into the saving of Rs 2600/ per month
into the EMI. So I decided to go for the longer tenure i.e. 25 years.
Now financially and mentally, I was ready to pay
for Rs 47992/ of EMI per month. So I decided to start an SIP of this Rs 2600/-
(saving in EMI due to increased term) and to use the amount accumulated through
this particular SIP to repay the Loan into the future. I did some
calculation in excel to check with the help of this combination of reduced EMI
and SIP, how would it affect my loan repayment schedule.
My older SIPs were giving me some 18% kind of a
CAGR, while doing the calculation I assumed that my future SIP would generate
15% CAGR. I found out that with this combination and assumed return of 15% CAGR
from SIP, I can repay the loan in just 18 years and 2 months.
Sounds interesting?
Let me explain,
Case 1: 20 years loan – Outflow (EMI – 47992)
Case 2: 25 years loan + SIP of saving into the EMI
(EMI 45302 + SIP 2600 = Total 47992)
In both the above cases my monthly outflow is same,
only difference is into the methodology. In first case I am only paying EMI in
second case by increasing tenure I am making saving into the EMI and doing the
SIP of that saving, making my monthly outflow same as that in case 1.
After 18 years and 2 month, the value of my SIP of
Rs 2600/- per month assuming the 15% CAGR* would be approximately Rs 26.29
Lacs, which I can use to fully repay the Home Loan outstanding. In other words,
the outstanding loan principle amount would equal to the Fund Value of SIP
after 18 years and 2 months.
In the whole process I would pay 22 EMIs less
compared to Case one, making an absolute saving into the EMI worth Rs 10.54
Lacs. Though Bank charged me 10.5% interest but for me the effective interest
worked out to be only 10.03%.
If you are planning to buy the Home loan and if you
have decided to take the loan for shorter period then you can use the above
idea to save some EMIs. So if you have decided to go for 15 years of tenure and
your bank is ready to provide you maximum tenure of 25 years, I suggest you to
go for the higher tenure and utilize the monthly saving into EMI due to
increased tenure to start an SIP into the some good diversified equity mutual
fund.
If you have already taken the loan you can still
utilize the above idea by asking bank to increase the tenure or you can also
transfer your loan from one bank to another and while doing so, go for the maximum
tenure.
I transferred the above said loan to some
nationalized bank at the time 22 years of tenure was pending in earlier bank. I
opted for 30 years of tenure in my second bank where I transferred my loan,
further reducing my EMI. I added that saving also into the SIP and that would
again save few more EMIs.
Thus, by selecting the maximum tenure and doing the
SIP can help you repay your loan earlier. The return assumed into the above
calculation is not the guaranteed return but I can safely assume that kind of
return from SIP into my portfolio. My current portfolio has a CAGR of around
18%, while in calculation I have assumed 15% CAGR only.
*The return showcased is the assumed return and is
not to be treated as any assurance or guarantee.
#niveshsimplified #fundvaliz #mutualfundsahihai #investment