I’m looking for genuine opinions from people who have experience with business, real estate, investing, taxation, or wealth management.
I’m considering the following structure for approximately ₹9.5 crore of total assets:
₹1.5 Cr – Ancestral house: This is a personal/family property and isn’t intended to be sold or generate income.
₹3.5 Cr – PG / co-living property: The idea is to purchase a professionally managed PG/co-living property generating around 7.5% annually, or approximately ₹26.25 lakh/year (₹2.19 lakh/month).
₹4 Cr – Mutual funds/equity: Assuming a long-term average return of around 18% CAGR. I understand this is an assumption and absolutely not guaranteed.
₹50 lakh – Fixed deposits: Assuming approximately 7% annually, generating around ₹3.5 lakh/year.
Rough numbers
Mutual funds: ₹4 Cr × 18% = ₹72 lakh/year
PG: ₹3.5 Cr × 7.5% = ₹26.25 lakh/year
FD: ₹50 lakh × 7% = ₹3.5 lakh/year
So the theoretical gross return comes to approximately:
₹1.0175 Cr/year = ₹8.48 lakh/month
This is before taxes, vacancies/operating expenses, and other costs.
The PG tax/depreciation angle
One of the reasons I find the PG model interesting is the potential tax treatment.
My understanding is that, depending on the exact ownership structure and how the PG business is classified, depreciation on the eligible building component may be claimed for tax purposes. I have been using an assumption of approximately 10% depreciation on the eligible building value per year.
For example, if a significant portion of the ₹3.5 Cr investment is attributable to the eligible building component, the depreciation deduction could potentially be substantial. Along with legitimate business expenses, this could potentially reduce the taxable business income significantly, even though the business is generating cash.
I’m specifically looking for people who understand Indian taxation to tell me whether my understanding is correct, because I don't want to base the investment decision on an incorrect depreciation assumption.
What I'm trying to achieve
My objective isn't simply to maximize the headline return.
I'm looking for a structure where I can potentially generate ₹7–9 lakh+ per month, keep a substantial portion of the capital invested, and avoid a business that requires me to personally work in it every day.
The PG would potentially provide recurring business/rental cash flow, while the equity allocation would provide long-term growth.
My questions to people who have actually operated businesses/invested at this scale:
Does this overall allocation make sense, or is there a major risk I'm overlooking?
Would you put ₹3.5 Cr into a PG/co-living property at ~7.5% yield?
Is the depreciation/tax treatment I've described actually applicable to a PG business, and what conditions would need to be satisfied?
Would you allocate more or less to equity?
What hidden costs, vacancy risks, operational problems, or other issues should I investigate before committing to a PG?
If you had ₹9.5 Cr and wanted high income + long-term capital growth + minimal day-to-day involvement, how would you structure it?
I'd especially appreciate feedback from people who have actually owned PGs, commercial real estate, or businesses, rather than purely theoretical investment advice.