Rethinking Real Estate: Is It Really a Smart Investment in Today’s Market?
In India, while owning a home has long been a symbol of success and stability, the financial reality of real estate investment is more complex. This article explores the true cost and returns of real estate, especially for the middle and upper-middle class.
Real EstateInvestmentMutual FundsHome LoansNet WorthReal EstateSep 06, 2025
While there’s no denying the cultural attachment to home ownership in India, it’s critical to separate emotional satisfaction from financial logic. Real estate, in today’s volatile and urban-centric markets, may not always be the wealth generator it once was — especially when viewed through the lens of personal net worth. Even during earlier decades like the 1970s, real estate returns in India have typically not exceeded 8–9% CAGR (as per 99 acres.com figures). Over any long-term period, the perceived wealth gain is often magnified due to extended holding durations rather than exceptional annual growth.
For illustration, consider the case of Rohit, a 34-year-old marketing professional in Pune. After years of diligent saving, Rohit decided to take a home loan of Rs 70 lakhs to buy a Rs 90-lakh 2BHK flat in Pune. The loan was taken at an interest rate of 8% for 20 years, resulting in an EMI of approximately Rs 58,551. His take-home salary? Rs 1.25 lakhs per month. This results in nearly 47% of his income being committed to EMIs for the next two decades.
By the end of the loan term, Rohit will have paid nearly Rs 1.41 crore in total, with Rs 70.5 lakhs of that being interest. Meanwhile, property prices in his locality have barely moved. The current market value of the same flat is around Rs 1.1 crore—yielding just modest appreciation over 20 years.
Now, imagine if Rohit had instead invested Rs 58,551 every month in a mutual fund SIP yielding 12% annually. His corpus after 20 years would be around Rs 5.85 crore—fully liquid, tax-efficient, and maintenance-free. Fixed Deposits and Liquid Funds offer stability but yield lower returns (~Rs 2.9–2.5 crore), falling short of inflation-adjusted growth. Rohit’s flat, with modest appreciation to Rs 1.1 crore, shows how real estate lags behind financial instruments in returns and liquidity.
This isn’t an isolated case. Emotional buying—fueled by social pressure, FOMO, or the sentimental “apna ghar” dream—often blinds people to financial practicality. Many end up buying homes in every city they live in, resulting in multiple flats across locations. Ironically, they still find themselves renting a third home due to job transfers, children’s schooling, or convenience—locking wealth in illiquid assets they rarely use.
Now here’s where the picture changes. For High Net Worth Individuals (HNIs), buying real estate does make strategic sense — but the underlying reasons are very different.
HNIs typically:
- Buy without loans — avoiding the compounding effect of interest payments.
- Have diversified portfolios — real estate forms only a part of their asset allocation, not the core.
- Buy for luxury, legacy, or status, not necessarily for return on investment.
- Absorb market fluctuations due to better cash flows and liquidity buffers.
Take the example of Mr. Sharma, a successful entrepreneur in Mumbai who recently bought a Rs 15-crore bungalow in Alibaug. His motivation wasn’t ROI. It was lifestyle enhancement, family retreats, and long-term legacy creation. Since he didn’t take a loan, there’s no EMI pressure. Even if the property appreciates only marginally, the value he derives is non-monetary.
For HNIs, real estate is a lifestyle asset — and they can afford to treat it that way. It’s not always about financial returns; sometimes it’s about emotional dividends, privacy, or exclusivity.
For most people, especially salaried professionals, the case is very different. Let’s compare with mutual funds, gold ETFs, and fixed deposits:
| Investment Type | Avg. Return (10 Years CAGR) | Liquidity | Risk |
|-----------------|-----------------------------|-----------|------|
| Diversified equity mutual funds | 11-13% | High | Moderate-High |
| Gold ETF | 9-10% | High | Low-Moderate |
| Liquid mutual funds | 5.5-6.5% | Very High | Very Low |
| FDs (5+ years) | 6-7% | Medium | Low |
| Residential real estate | 3-5% | Very Low | High (illiquidity, legal risks) |
References:
i. AMFI Scheme performance, IIBF research
ii. Data from AMFI on Gold ETF
iii. Data from RBI regarding FDs
iv. Real Estate-NHB Residex Index
As per a rental yield report by Magicbricks, in most Indian cities, rental yield — annual rent as a percentage of property value — is shockingly low at 2–3%. That means a Rs 1 crore flat generates only about Rs 20,000–25,000 per month. This doesn’t even cover EMI interest or property maintenance. Compared to even a conservative fixed deposit or liquid fund, the return on capital employed is negligible.
Home loans are marketed as wealth-building tools, but they can become wealth destroyers if taken for the wrong reasons. Long tenures (20–25 years) coupled with interest outgo often make you pay double the property price. Meanwhile, your mobility, investment flexibility, and mental peace get compromised. With rising interest rates and stagnant property prices in several markets, buying for investment through loans can damage your debt-equity ratio, limit credit eligibility for future goals, and reduce overall net worth growth.
When real estate does make sense:
- Consumption Purpose: If you're buying a home to live in and can afford it comfortably (ideally EMI < 30% of income), then go ahead — it’s a lifestyle decision, not a financial one.
- End of Loan-Free Retirement Home: Some may invest in a retirement home in a low-cost city or hometown. That’s strategic, not speculative.
- Tax Planning for HNIs: HNIs may use real estate for capital gains exemptions under Section 54 or asset parking.
- Luxury Purchase by HNIs: When affordability isn’t a constraint, and real estate is bought without debt, it can serve emotional, lifestyle, or legacy purposes — not just ROI.
Conclusion: Real Estate is a Luxury, Not a Shortcut to Wealth
For most Indians, real estate is a luxury disguised as an asset. When bought for personal use within limits, it offers emotional comfort and lifestyle value. But as an investment — especially with borrowed money — it often underperforms safer, more liquid instruments like mutual funds or even gold ETFs. HNIs can afford to treat real estate as a luxury. But for the middle class, buying property through EMIs under the illusion of investment can be more of a liability than a wealth builder. Before you sign that loan document or dream of becoming a landlord, ask yourself: Am I buying wealth, or buying a burden?
Frequently Asked Questions
Is buying a home always a good investment?
Not necessarily. While owning a home can provide emotional security, it may not always be a sound financial investment, especially if funded through long-term home loans with high interest rates.
What are the risks of buying real estate with a home loan?
The risks include paying a significant amount in interest over the loan term, reduced liquidity, and the potential for property values to stagnate or decline, leading to lower returns compared to other investment options.
How do HNIs approach real estate differently?
High Net Worth Individuals (HNIs) often buy real estate without loans, use it as part of a diversified portfolio, and focus on lifestyle and legacy rather than just financial returns.
What are some better investment options compared to real estate?
Mutual funds, gold ETFs, and fixed deposits often provide higher returns and better liquidity compared to real estate, especially for salaried professionals.
When does buying a home make financial sense?
Buying a home makes sense when it is for personal use, affordable (EMI < 30% of income), and strategically planned, such as for retirement or tax planning purposes.
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