In a good sign, the new-age Indian middle class buyers are splurging on bigger homes

The Covid-19 pandemic has triggered a remarkable shift among India's middle class when it comes to home purchase behaviour. The typically conservative class, who earlier preferred compact and functional homes, started splurging on relatively bigger properties, defying conventional wisdom.

The work from home (WFH) culture and online schooling drove demand for bigger homes, which is now the new fad, so to say. In fact, there has been a deeper attitudinal shift, which is away from the pandemic compulsions.

There are several factors on why bigger homes are ruling the contemporary market. Some of the prominent ones include:

Lifestyle changes: The pandemic fundamentally altered buyer attitudes and living habits. After discovering the benefits of space and community living during the lockdowns, the Indian middle class now sees large homes with amenities as the ideal dwelling places, despite the fact that WFH and online schooling have come to an end.

Demographic shifts: Rising nuclearisation, urbanization and higher disposable incomes among middle class Indians also drive demand for bigger homes. Dual-income households want more room - for parents, future family growth and overall comfort.

Future-proofing: Buyers want homes future-proofed against disruptions like health emergencies. Extra space provides a buffer and flexibility.

Financial security: In India, real estate is seen as a wealth creator. Big homes ensure better financial security and social stature. Unlike smaller starter homes, which are later sold, for better properties, big homes also represent permanence.

Competitive pricing: Many leading developers offer large 3 BHKs within one’s budget by way of competitive pricing and finance schemes, making bigger homes attractive investments.

Suburbanization: The middle class continues migrating to metros' peripheries and Tier 2/3 cities where property is cheaper, enabling purchase of bigger homes within the budget. The gradual but marked post-pandemic price appreciation has also encouraged buyers to invest in bigger homes before unaffordability sets in.

Counting the cost: But very few families can afford to buy a bigger home right off the bat. Housing remains the most expensive acquisition most Indians will ever make, and bigger homes cost more.

Typically, in housing projects in a metro city, every additional bedroom costs around 15-25% more than the base 2BHK rate. For example, if a 2 BHK measures 1,000 sq.ft and costs Rs. 8,000 per sq.ft, its price is Rs. 80 lakh. A 3BHK of 1,200 sq.ft (with one extra bedroom) at Rs. 8,000 per sq.ft will cost Rs 96 lakh, or 20% more.

Those additional bedrooms are definitely worth it. Apart from the sheer convenience and positive social connotations of a larger flat, the extra rooms allow for better utilization per square foot and in terms of rental ROI, 3 BHKs earn around 30-40% more rent than 2BHKs. For most middle class Indians, achieving the cherished dream of a spacious new flat is achieved after an honest introspection, future gazing and financial planning.

These groups typically face multiple financial burdens like education expenses for children, medical emergencies and financially supporting aged parents, among others. Along with these recurring expenses, the high outgo towards home EMIs can overwhelm monthly budgets.

While the dream to own that 3/4 BHK looms large on the family's horizon, there are some immutable rules of financial planning that must not be broken. The most important one is that the expense on a home purchase should not exceed 35-40% of the total monthly household income. Breaching this limit can leave buyers cash-strapped to handle other critical spending.

One needs to evolve a prudent approach when it comes to financial steps that are required to realise the 3 BHK dream.

Track expenses and build savings: Maintain a record of monthly expenditures across categories - food, travel, shopping and utility bills. This helps identify wasteful spending that can be reduced. Set a target of saving at least 20% of your monthly income for the down payment on your home and ensure that you always have a corpus to handle contingencies.

Reduce existing debts: Try to close or prepay any outstanding loans for cars, gadgets or vacations. This lowers your obligations and improves eligibility for a favourable home loan.

Clear expensive credit card bills: Credit card rollovers and revolving debts attract exorbitant interest rates of over 40% p.a. Clear off high-cost card dues with savings to free up repayment capacity.

Build a good credit score: Lenders check credit scores to assess loan eligibility and determine interest rates. Scores above 750 help secure cheaper home loans. Avoid new purchases on EMIs: Adding more EMI commitments when home purchase is on the anvil increases the repayment burden to significant levels. Wiser counsel is in deferring major purchases that require loans.

Extend home loan tenure: Opting for a longer tenure of 25-30 years instead of the normal 20 years, reduces the EMI outgo. This makes the home purchase more affordable.

Leverage co-applicant income: Consider including spouse as a co-applicant for jointly availing a larger home loan amount and increasing repayment capability.

Claim tax benefits: First-time buyers can avail deductions up to Rs. 3.5 lakh a year on principal and home loan interest under Sections 24 and 80C to reduce tax liability.

With some discipline and smart financial moves, middle income home buyers can realize their aspirations of owning a large home while maintaining a healthy financial profile.

Seeking professional guidance from financial planners also helps chalk out the best route to home ownership.

Obviously, owners of an existing home have an advantage as this property, if it is marketable, may be sold to reduce the overall financial burden.

The financial planning steps that I have suggested primarily address the perspective of first-time home buyers focused on acquiring a big apartment.

Of course, they also apply to existing home owners whose property is modestly-sized (and therefore in less demand) and/or in a very old project with very few of the modern trappings of more contemporary housing projects.

In a market where bigger and modern homes rule the demand wave, selling smaller and older properties may only help marginally in offsetting the cost of a spacious new apartment. Being financially savvy and a disciplined approach can go a long way in narrowing the gap to make the dream of a spacious new home more attainable.

(The writer is Managing Director of Pharande Spaces, a prominent real estate construction and development firm)