Currently the interest rates in nationalized banks in India for fixed deposits are pretty good. They are hovering around 11%. I personally have taken advantage by prematurely withdrawing some of my deposits and reinvesting them at the new interest rate and making new deposits.
Recently at a dinner party I had an interesting conversation with a friend about investing in a house in US versus the interest rate in India.
First off one has to understand that one must absolutely have to lock the safety money in India on a nationalized bank deposit. There is no argument about it. You need to calculate your living expenses and make sure you have enough amount to tide you over any crisis for exteneded periods of time. Assuming you have done that, does it make sense to invest in real estate in US?
Let us take a 10 year past history. First the exchange rate. (source of this information is federal reserve New York,
http://www.ny.frb.org/markets/fxrates/historical/home.cfm). The exchange rate of Indian currency on 1998 was approximately 42 and it is approximately 48 now, about a 15% difference. So you would have gained if you had the money in dollars. But it did stay at 39 for some point a loss of about 8%. But let us assume you made NO profit or loss in exchange rate in the past 10 years, i.e., let us assume the exchange rate stayed same.(I want conservative estimates!! I guess 38 to 42 is a pretty conservative exchange rate for Indian rupees)
The bank interest rates have stayed any where from 7% to 12%. Let us take an average of 9%. At 9% your money would have grown approximately 2.4 times in 10 years.(so 1 rupee you invested would be worth 2.4 rupees in 10 years).
Let us take the home prices now. Remember this is one of the worst times to sell a house(and is one of the best times interest rate wise). But let us NOT make any special accomodations for that at all.
The 10 year home appreciation in Bellevue(from 1998 to 2008) is about 100%(source
http://www.zillow.com/homedetails/charts/49015943_zpid,10years_chartDuration). Also this is a conservative number as 50% of the houses have higher appreciation than this and some times much higher appreciation!
Home prices have held steady in Bellevue despite the downturn. So I tried taking one of the worst affected areas like Los Angeles, Phoenix etc. Ironically they have a better appreciation rate in 10 years than Bellevue!! For example los angeles is like 200+%. But let us just stick with Bellevue as that seems conservative(And I want conservative numbers in any forecast!!).
Let us assume you buy a house for $250k in Bellevue in 1998. You generally invest 20% to buy a house. So your downpayment would have been $50k. For the moment forget the interest you pay on the mortgage every month. We will account for that towards the end.
If you had invested that $50k in a bank deposit 1998 you would now have $120k. so your gain is $70k.
If you bought a house at the same time, the house would be worth about $500k now(100% appreciation). You owe 200k to the bank. So your money in the house is 300k, subtracting your downpayment your gain is 250k.
Now coming to the interest you pay on the mortgage: Initially when you buy the house the interest you pay would be more than what you would pay on a typical house for rent. But over the course of 10 years your mortgage payment would have stayed the same but rents in your neigbourhood would have increased to allow for the inflation.
Take the above example. For a 200k mortgage your interest would be $1000 per month(this includes some principal too. But ignore that.) When you bought the house in 1998 this would have been a big amount. But at 2008, 1000 is typically the rent you pay in Bellevue for a two bedroom apartment(and that is not sufficient if you have 2 kids!!). But if you had bought the house in 1998 you would be living in a nice 3 bedroom house for the same amount.
Also there are other costs in owning a house like tax, maintenance etc. Let us add all this and subtract the rent you would have paid and say you had to fork out an extra $50k for owning the house(which is little high but let us stick with it). So from your gain of 250k subtract this and you end up with a 200k gain!! This is better than the $70k you would have gotten from the bank.
Again to reiterate, it would be stupid to invest in a house if you dont have money to tide you over the tough times. And bank deposits in India are an attractive and safe(and probably the right) way to save for that. But after doing that investing in a house is pretty attractive.
One more thing that I have omitted is the tax rate. You get tax advantage in owning a house. Unless you actually sell the house you dont have to pay any tax on your gains. Also for the mortgage and tax you pay on the house you can claim write off every year. But in a bank fixed deposit tax would be deducted every year if your interest is more than a certain amount, even if you dont withdraw your money.
Also one more thing to note is that in the above example I am just assuming you are investing only 50k as the downpayment. Assuming you invest the entire 250k would it still be attractive? The answer is it is not as attractive as the former. But it is still pretty good as you would pretty much save on all the money that you would pay on rent for 10 years(assuming an average of $600 per month that is equal to 72k for 1o years!!) . And also a house is more than just an investment, if you have kids etc. So it is probably worh it for most folks in any case!!