Rent vs Buy Calculator
Compare the financial costs of renting versus buying a property. See total costs, equity build-up, and property appreciation based on your inputs.
Disclaimer: This calculator provides illustrative estimates only and does not constitute financial, legal, or housing advice. Results depend on assumptions and may not reflect actual costs. Always verify figures independently.
Home Purchase
Home Rent
Assumptions
Leave at 0 if mortgage interest is not tax-deductible in your area
Comparison Results
Cost Comparison
Buying Shows Lower Costs
Based on your inputs over 5 years
Monthly Costs
Total Costs (5 Years)
Buying saves
Net Worth After 5 Years
Break-even point: Buying becomes financially better than renting after 1 year.
Year-by-Year Comparison
| Year | Rent | Buy | Equity | Net Diff |
|---|---|---|---|---|
| 1 | £18,000.00 | £23,552.32 | £72,233.01 | £6,680.69 |
| 2 | £18,540.00 | £23,642.32 | £84,918.40 | £14,263.75 |
| 3 | £19,096.20 | £23,735.02 | £98,074.53 | £22,781.06 |
| 4 | £19,669.09 | £23,830.50 | £111,720.63 | £32,265.75 |
| 5 | £20,259.16 | £23,928.85 | £125,876.77 | £42,752.19 |
How It Works
Buying Scenario
The calculator accounts for all costs associated with buying a property:
- Down payment (one-time cost)
- Monthly mortgage payments (principal and interest)
- Property taxes (annual)
- Home insurance (annual)
- Maintenance costs (percentage of property value)
- HOA fees (if applicable)
- Property appreciation (gain in property value over time)
- Equity build-up (principal paid down on mortgage)
- Tax benefits from mortgage interest deduction (if applicable)
Renting Scenario
The calculator accounts for:
- Monthly rent payments
- Annual rent increases (based on your specified rate)
- Total rent paid over the time horizon
Comparison Results
The calculator compares:
- Total costs for each option over your specified time horizon
- Net worth difference (property value + equity vs. rent paid)
- Break-even point (when buying becomes financially better than renting)
- Year-by-year breakdown showing costs, equity, and net worth
Note: This calculator focuses on financial costs and does not account for lifestyle factors, flexibility, maintenance responsibilities, or other non-financial considerations that may influence your decision.
Common Questions
What factors should I consider beyond the calculator results?
While this calculator focuses on financial costs, you should also consider: your long-term plans (how long you'll stay in the area), lifestyle preferences (flexibility of renting vs. stability of owning), maintenance responsibilities, market conditions, and personal financial situation (emergency fund, other debts, etc.).
How accurate are the property appreciation and rent increase assumptions?
These are estimates based on historical averages, but actual rates can vary significantly by location, market conditions, and time period. Use conservative estimates and consider different scenarios (e.g., 2%, 3%, 5% appreciation) to see how results change.
What if I plan to move before the time horizon ends?
Adjust the time horizon to match your expected stay. Buying typically becomes more favorable the longer you stay, due to equity build-up and property appreciation. If you plan to move frequently, renting may be more cost-effective when accounting for transaction costs (closing costs, realtor fees, etc.).
Does the calculator account for closing costs and selling costs?
No, this calculator focuses on ongoing costs. In reality, buying involves closing costs (typically 2-5% of property value) and selling involves realtor fees and other costs (typically 6-10% of sale price). These one-time costs can significantly impact the comparison, especially for shorter time horizons.
What about the opportunity cost of the down payment?
This calculator shows the financial comparison but doesn't explicitly account for what you could earn by investing your down payment elsewhere (e.g., stocks, bonds). If you have strong investment alternatives, the opportunity cost of tying up capital in a property should be considered.
Are the results guaranteed?
No, the results are estimates based on the assumptions you provide. Actual outcomes depend on many factors including market conditions, interest rates, property values, rent changes, and unexpected costs. Use this tool as a starting point for your analysis, not as a definitive answer.