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Friends, every financial influencer will definitely tell you this story of Rakesh Jhunjhunwala ji. Today or tomorrow you will hear from someone or the other that Rakesh Jhunjhunwala ji had made a big mistake in his life. If he had not made the mistake, he would have been even richer. What was that mistake?
What did he do in the year 2004? He bought a real estate. There is a place in Malabar Hills in Mumbai. He bought a real estate there. He bought a property. To buy that property, he sold the shares of Kriz company and bought the property worth 27 crores. Now, property worth 27 crores in the year 2004, you think it is a big thing, but he bought it and sold the shares.
Now he did all this on the advice of his mother that brother, you always keep investing money in the stock market, you do n't get anything here, so do one thing, buy a real estate. It is real, is n't it? He did this on the advice of his mother. Now, he bought the real estate and in 2015, he sold that property.
For how much did he sell it? For 48 crores. For how much was it worth? For 48 crores, he bought 27 crores. Net How much profit was there of 21 crores? Now tax will be levied is a different matter but if you say that it is a profit of 21 crores then it is a very good thing. Now people will tell you that if he had not bought this Real Estate and had not sold the shares of Chrysal company then by the year 2015 itself those shares would have become 700 crores plus dividend of 50 crores separately, then where is the property worth 48 crores and where are the shares worth 700 crores and the amazing thing is that today this share is trading above 5000 and if you look at it as per the current time then this share has given a growth of 100 times in just 20 years from 2004 to 2024.
100 times growth means that as of today its value would have become 27 crores or 2700 crores. Now you too must be thinking that what a big mistake Rakesh Jhunjhunwala ji has made. Well, let me tell you one thing, listen to me this way, your father also made a mistake, you will say, did I make a mistake, no?
No, not after giving birth to you, listen, listen, don't take such a wrong action. If your mother had sold her jewellery, the jewellery that your mother wears, she wears bangles, she must be wearing something around her neck, she should have sold that too. And after selling it, let's say at that time, if that jewellery was worth 27 lakhs, then even today, brother, that jewellery worth 27 lakhs would have become worth 27 crores.
What a big mistake your father made, he should have sold it. That mother 's jewellery doesn't happen to you, someone sells his mother's jewellery, what are you talking about? I will tell you right now, what are these people talking about? You cannot compare everything, you compare L with L. Your feelings are attached to the house you are living in.
Today I am going to tell you that after hearing such a story, people will never be able to take the right decision of investing in a real estate. Point number two, they will also get confused and point number three, you will understand in this video why Indians will never be able to buy their dream house in the 90s.
And those who are talking about rent, today I am going to tell you I will also tell you about rent. Rent is going to be so unaffordable that people who are not buying a house today and are thinking of renting are asking what is the rental yield. I have done it on Doti today. I am going to give you a comparison today, maybe it will open the eyes of many people, so watch the video till the end.
The video is very interesting. See, Rakesh Jhunjhun Lal ji sold the shares of Krill company and that share went up, but there are many such shares which people do not talk about, which also sank. You will find thousands of such shares on BSE which have become penny stocks, the prices have reached Kodio.
People always give examples of such shares which went up very high. Hey, if people invest in the latest bank stock market or we invest in crypto currency, then you will find many people, you will find great experiences, but this data which I am going to give you is going to be shocking. Look, I told you that Indians will not be able to buy a house at 90, what is the reason for that?
Just look at my screen here, each data is in front of you because I was doing the research myself. And this data is very shocking. The first thing is the house price to income ratio in India. What does it mean? It means how many times my annual income can I buy a property for. Before understanding this ratio, you should understand this rule.
This is the 5240 rule. If someone is buying a house for the first time, then he should know this 520 40 rule and it will be very useful if you are buying any house. What is written here? The cost of the house should not exceed five times the buyer's annual income. Now, suppose you earn Rs. 0000 per month.
If you earn Rs. 0000 per month, then if we talk about a year, then it becomes Rs. lakh. Right now we are not talking about any tax and you will not pay tax up to Rs. 6 lakh. If we are talking about what will be your income for 5 years, then it will be Rs. lakh 6 * 5. So you can afford a house up to ₹ 30 lakh, but if you go to some websites today and look at real estate, then look at this, like we talk about Delhi NCR, this is a flat of 68 crores in Gurgaon, this is a flat of 73 crores, 81 crores now, if you say, then you are talking about Kamelia, you look here 26 crores, 25 crores, 33 crores, now let us talk about Mumbai, so look at Mumbai, if you want to buy a 4 BHK flat in Mumbai, then look at this 11 crores, 5 crores, 17 crores, almost 7 crores, 15 crores, 5 crores, so why is this not being discussed below crores, friend, now I will tell you, this is not going to stop, you will understand the story, this story will not stop, the reason for this is that people feel that the house market is going to collapse, the rates will fall, let's see if the data is saying this, then we will also believe what the data is saying, so here this rule is saying that brother, your annual You should not buy a house more than five times your income, if you buy then you can get into financial trouble, but how much does a common man earn, a common man is not earning even Rs 50000, he is earning less than that, so if that common man is not earning that much then how can he buy a house, he is not able to buy a house, now I would quickly explain this 5204 rule that if you take a loan then its tenure should not be more than 20 years and the EMI should not cross your 40 percent income, but you can read it below here, this AI generated review is giving that brother this rule is there but this rule is not feasible for expensive cities like Mumbai, now see its reason here, if you see the reason which I said house price to income ratio, it means that our standard should not be above 5, that is whatever we are earning annually, we should not buy a house above our 5 years income But how much does an average house cost in Delhi, Bombay or metro cities?
If we talk about India only, let's look at the entire India, then what is the average going on in India? Look, the average of India has increased a bit. In 2020, it was 6.6, I am talking about the entire India and now it has become 7.5. By 2024, which also includes small cities, so if we look at the entire India, then the people who are earning annually, it will not cost five times, but your salary of 75 years will be spent if you are buying a house, but in Mumbai, your income of more than 14 years will be spent, in Delhi, your income of more than 10 years will be spent and this is the average.
When we are talking about an average person buying a normal house, then the cost of a house has become so much that whatever a common man earns in 10 years or 14 years, with that 14 years' earnings, he will be able to buy a normal house, not the house of his dreams. Now you will say that this number is increasing, but now look below, You will like it more, what will you like, this data is quite surprising, it shows that from March 2019 to March 2024, the housing prices of India have increased by 18%, but this is less, globally there has been an increase of 31% in house prices, so the prices of real estate are shooting up all over the world, those who are telling you today that brother, you should not buy a house today, think about it, if today there is a house worth 10 crores or one crore and it increases by 30%, then our salary may not have increased in the last five years, our income may not have increased, but housing prices are getting out of hand and this is the average, after this if we look at the EMI to monthly income ratio, so if we compare the cost of EMI, then in 2020, 46% salary of a common man was going in EMI, now 61% salary is going in EMI for those who are buying a house, but you are saying that it is getting so expensive, then come Who will buy a house in the future, how will the house be sold?
House prices should come down, but you are thinking wrong. Now look, there is a very simple principle of economics - demand and supply. The population of people is increasing. India has the largest number of youth, this youth wants to start their own families. People like the concept of nuclear families very much.
We should not live jointly, we should live a little separately. We need our own space. We party, we have a friend circle, we want our own house. So every person wants to build a house, a separate house. But you will get a new house only when someone sells it because land is limited. I am specifically talking about land.
I am not talking about apartments. Apartments definitely come under this entire data, but along with apartments, I am talking about land. Land is limited because land is limited. And if you look at this, in your circle, someone must have taken a home loan. If someone has taken a home loan and is living in that house, then how many people are thinking of selling that house?
You will say very few people. If people are buying a house, Once they buy a property, they do n't sell it quickly, but this is not the case with stocks, crypto, in fact, with mutual fund investors. I noticed recently that the wedding season came, so I asked many people, "Dude, you went to a wedding, how did you spend so much?" People actually told me that they sold their mutual funds, so they spent that money.
People quickly sold their mutual funds to attend any wedding. Right now, there is no health emergency, but people don't sell their houses even in major emergencies. So, if people are buying houses and people are not selling their houses, what will happen is that the supply will be limited and the demand is increasing.
That is why you are seeing this rate, brother, 25 crore, crore, 3 crore, this crore has been created by you and me because we all need our own space, and after Covid, it has increased even more. During Covid, we all were at home. You too would be at home. We too would be at home. I spent the maximum time of my life, when I never stayed at home, I stayed at home and at home.
After stopping, people also understood that if we have to work from home, then we need a space, a space where there is no noise from the wife in the background, if the children are going out, there is no noise, even the whistle of the cooker is not ringing, if I am sitting on a conference call with my boss, then I need a separate space, people understood that we also need space to spend time with the family at home, so someone who was living in a 2 BHK wants a 1 BHK, someone who was living in a 3 BHK wants a 4 BHK.
So after Covid, the real estate market suddenly shot up because demand has come and supply is limited because those who own do not want to sell, and those who sell, they sell real estate and buy real estate. This also saves you tax because if you want to save long term capital gains tax, then if you sell a residential property, you have to buy another residential property.
You can discuss the rest with your CA, but if you want to pay tax, then of course you can sell, but you have to understand that People will not sell and demand will increase, so this price is not going to stop. Right now we have come to the first factor itself. I have a lot of time to explain to you because people are not talking about these things, they will not talk about them.
You people will continue to live on rent and you will not be able to buy a house because you will remove this thing from your mind. You will say that I will buy it after 5 years, 10 years. You can buy it if you think that your income is going to increase exponentially, but if there is an opportunity today, a scenario happened in my office, that is why I know that 2 years ago, someone saw someone's reel that buying a house is useless and living on rent is better and he almost had money of Rs 80 lakh.
There was no need to take a loan to buy that house, so he did not buy the house and lived on rent. Today the rent has increased, along with that the problem is that the price of that house has almost doubled. Now, the income did not double, the money that was lying there did not double, so if it did not double and the rate of the house doubled So how will you manage it?
If you think it's wrong, then look at how much the value of real estate around you has shot up in the last three years. Comment and tell us how high real estate prices are in your area. People will get a glimpse of the reality. So, I want to explain to you that our house price to income ratio is increasing here.
The population is increasing. Real estate prices are appreciating globally. So, do n't be under the misconception that real estate rates are rising only on YouTube. If someone sees it as rising, they do n't rise even this much. So, if you think so, and the investment in real estate is made with a huge amount.
It's not like just a small SIP portfolio. It takes you many years to build a large portfolio through one SIP. So, there's a jump of crores here. Let's move on to the next point. Now let's come to a mistake the government makes deliberately, due to which you will never be able to buy a cheap house. Hey, I'm not talking about the Pradhan Mantri Awas Yojana.
You might get cheaper there, but there is a The common man is deliberately not able to get cheap land and politicians are involved in this. I will explain to you how. Now you see, politicians do get money. You know how it comes, but when they get that money, where do they invest it? Friends, remember, big money is invested in only two places.
One is in real estate and the other is in the stock market. In the stock market, white money is required, while black money is invested in real estate. So what do these politicians do? They don't just invest in major cities, the rates there are already very high. They know where they are bringing airports, they know where highways are coming, they know where mega projects are coming, they buy land there in advance.
So, I will give you an example: if they know that they have to develop a greater order, they want to develop Manesar. For example, there are places around Delhi, so what will they do? They know that big projects are being brought there for development, so 20 years ago they bought land there. Or you bought it 10 years ago or 10 years from today, where their big projects are going to come up, their purchasing starts right now, now the purchasing starts there, townships have to be created there, so you think if they make it cheaper for the people in the cities itself, then why should anyone go far, if you get a cheap house in Delhi itself, if you get a cheap house in Mumbai, then why would you go away from Mumbai, my brother you will not go, you will go away only when you get a costly house in Mumbai, so they will not let Mumbai, Delhi, Bengaluru become cheaper, they want to make faraway places expensive because they have investment there and people will shift there only then the rates will increase, now people will shift there because how do they control them here, it happens through FR, what is FR, suppose you want to build your own building in Delhi, you are four siblings or four brothers, you have to live on different floors, you have a piece of land, let's say it is 500 acres of land, then when you apply to the government They say that when you go to get the map passed or approved, then the question arises about FAR.
FAR is Floor Area Ratio. Now what does this Floor Area Ratio mean, that according to your land, how many stories or floors can you build or how much space can you build, so if I google you, maximum space of 2 meters in Delhi, then how much area can be built, if it is 8 then only 100 square meters of construction can be done in 100 square meters, if it is 4 then 400 square meters of construction can be done in 100 square meters, so along with this there is height also, for example, if you read about FR, then how much height is the government allowing, like here the height is allowed 15 meters, so you can build this much area within 15 meters, so the government controls this, it is not that if you go above 15 meters, then the airplane will collide, this does not happen, but it is controlled because They do this because if they keep it inside then it will become unaffordable for the people and because it becomes unaffordable for them then they will run away from the cities.
You will be surprised to know that the FR that I am showing you here in major cities, the maximum for slum development projects is 5.5, in Singapore you will get an FR of 25, so if I talk about four, suppose if the FR is four then a person can build a four-storey building, whereas in Singapore the same person can build 25 floors, so if someone can build 25 floors and you know that the rate of land is high today, where you live, if four floors are built there, even if six floors are built there then it will become affordable for you, but the government does not want this, my friend.
The government wants that the area around the cities which they have already acquired should become expensive and because it becomes expensive then it will definitely be expensive for you, the cities will become unaffordable for you. This is point number two. Now let's come to point number three, your favorite.
That is black money. You will say how is it our favorite? We don't have any black money. Look, there is no black money, but people bring black money. You will say from where do they bring it? Black money is unaccounted money. There are many businessmen in India who say they evade taxes because their business is mostly in cash.
Now, if the dealing is done in cash, then it is unaccounted. If tax is not paid on it, then it is called black money. Well, who has the most black money? Yes, politicians definitely have it. Apart from that, think about which people have it. Corrupt officers have it. Today, if you jump a red light, there is corruption.
If you apply for GST, if you need a ticket, there is corruption. If you go to get your child's Aadhar card made, they will demand bribe there too. So, you know, there is corruption in India from top to bottom. And because corruption is so high, there is corruption, there is black money, there is black money, there is real estate, that is, everything.
Money is invested in real estate. Now, this corruption is done by politicians because they have black money. Such businessmen do it, and you too do it. You will say, again, friend, then why are you pointing fingers at us? How do we do it? When you go to buy a property, you will be charged stamp duty.
And if you buy an apartment from a builder, GST will also be charged. Now, on what is GST and stamp duty levied? It is levied on the amount that you transfer online, or you pay by cheque, or through RTGS, or through a cheque, or through a DD. Whatever you transfer to the other person's account, it will be levied on that amount.
So, see how you people get evolved. Suppose the property is worth 1 crore, if the builder tells you, "Friend, do one thing, give me 50 lakhs in cash, I will save your GST and your stamp duty too." Then you will say, "How much will you save, brother?" He will say, "If you are taking it in your wife's name, then the stamp duty is 5%.
If you are taking it in your name, then it is 7%. If you are male, then it is 7%." It is there and at some places it is even more than that, so if we consider it at 5, then ₹ lakh is being spent on 1 crore, if you directly give me ₹ lakh in cash, then you will say that you have directly saved ₹ lakh .
I'll get you a discount of a lakh. You can ask from anywhere. Withdraw cash from your account or arrange it with friends. People deposit kitties and cash comes to India. People who want to buy property get it. There are many ways. So whenever people go to buy a property, if a businessman is there, he adds his expenses, shows expenses, makes entries here and there and somehow gets the cash for himself.
There is a direct loss due to the government's duty. If there is a loss due to the government 's duty, then the government suffers a loss. If the government is suffering a loss, then you understand that the country is suffering a loss, but what does it matter to the people? It is cheaper for us. That's why people transact in cash and this is where GST is saved.
You know, 80% of people make maximum payments for real estate through black money. You may not even be aware of this because whatever you are earning, you do n't fall in such a big tax bracket that you don't even know about it. You say about this, friend, I am earning 500 I earn, even if I earn lakhs, I spend it.
My taxable income is not that much and if I do, then I pay tax on 10, 20, 30. At 30, it is too much. When you pay more than that, then you will understand that the government does not take tax only on 30, the government also takes surcharge, the government also takes cess. The tax reaches above 40. When the tax reaches 40, then people think of saving their tax.
So, what I am telling you is that tax is levied when you also earn sometime. I am sure if you are watching this video, you will also make in crores, but then you will think that how can I save tax and you will also come in this category when you go to buy your own house. But what happens with this is that those who have more black money, you people have earned money through hard work, but those who have more black money invest all the money and the real estate prices shoot up because because someone else is willing to pay more money.
They are ready for it, so black money, corruption, politicians, all these will not let real estate become cheap. Now if no one sells the house, if the FR does not increase and the politicians remain corrupt, then you should forget that real estate will become cheap in India. And now finally let's talk about rent because I had said that people think that the rent is very cheap, today you are feeling like this, but I will give you an example, whenever we make an agreement of 11 months, people make an agreement of 11 months because there is no need to register it, you have to go to the court.
If you have to make an agreement of more than 11 months, then proper work is done by taking photographs there, no one does this in India, that is why 11 months means we make an agreement of less than a year. After every 11 months, the rent increases by 10%, it is written like this in the agreement, so let's assume that today there is a poor man, he has taken a place on rent of Rs.
000 and his landlord says that after every 11 months If I increase the rent by 10, then you are thinking that brother, instead of 6000, it will become 6600 next year, then it will keep increasing at 10, if he leaves after 2 years, then now the landlord directly looks for how to find a person who can pay 0000 rent.
I will give you a real life example, there is an uncle whom I know, he had a property, he had given it on rent for ₹ lakh at ₹ 2 lakh, his rent gradually became ₹ lakh, okay, it took two years, but okay, it became ₹ lakh, now he got it vacated from the previous tenant, now you will say who pays 3 lakh, you can also search the rent, like I have just shown you the editor, like I have shown the rates of the house, you will understand the rates of rent as well, so this time they directly found a party which is ready to pay 45 lakh rent, then there is a direct jump, I want to tell this for the rent, if people will not be able to buy real estate and people If we go for rent then the rent will also become unaffordable because many people will say that brother, if someone was paying ₹2500000 for a good property and another person comes and says that I will pay ₹7000 rent, then to whom will the landlord give the property?
You will say that it is possible to give it to the one paying ₹27000 as he is getting more money. So you understand that if the real estate is limited and more people start coming for rent then the rent will also become expensive and this is bound to happen in major cities. Now if you are living in a village then I do n't know.
So what did we discuss in this video today? The first thing we discussed was house price to income ratio. The second thing we discussed was that house prices are increasing globally. The third thing we discussed was this rule, our 5240 rule. After that we discussed FAR which we also call FSI, within which we discussed It was that the government is the main player in this, which is not increasing the FR.
If you talk about the world, in Singapore, New York, Hong Kong, then right now we are making housing unaffordable due to FR. And then we have already talked about black money and corruption. So, I hope you have got a lot of clarity in this video. Finally, what to do is that if you do not have your own house and you are getting a house, house means you are getting a house from the land and you can afford it at today's rate, then you should buy it.
You should not get into these traps that I will invest this money somewhere. If Rakesh Jhunjhunwala ji had kept the money in stocks, then he would have earned so much. You should understand this. Having a house is very important. That gives you peace of mind. Today, I will tell you another story of Rakesh Jhunjhunwala ji, which no one will tell you.
Today, Rakesh Jhunjhunwala ji is not with us, but his family still lives in Mumbai. He has a sea-facing apartment, a straight view of the sea. What a look it would have given. The view must have been coming, so what happened was that there was another apartment in front of their apartment, its height was lower, so in the redevelopment that happens, the FR is increased in it, as I told you, the FR increased in the redevelopment and now more floors have been added there, up to 24 floors, now they can build their apartment, so now they have a big problem that friend, this house is not to be sold, our emotions are attached to it and we do not want to live anywhere else and our view will be blocked, so this view should not be blocked, so what did they do, they paid 118 crores and bought that project and now they are not even building it, the view should not stop, so at one place people tell you this story of Rakesh Naval ji that brother, there was a loss, and at another place, 118 crore rupees are also spent to ensure that the view is not blocked in front of the house, so a lot of feelings are attached to the house and if you are single and young, then build a house at a young age, many people will say that one should not build a house at a young age, if you build a house then maybe you will get married because many people are not able to get married because people They say that you do not have your own house, when you do not have a house then you get a little less respect in the society and finally the shocking data is that the house owners who are doing business, they get loan against property at the lowest price and most of the businessmen in Delhi and Mumbai take loan against property on their house, now whether loan against property is right or not, it has become controversial, there can be a debate, we will talk about this in the next video, if you liked this video then please like it, subscribe, I am getting a lot of calls, so I will pick up the phone and meet you in the next video and do give your feedback whether you should buy a house or not in the comments, do tell me by commenting and see you in the next video till that I am self- made and Jai Hind
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