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Rent or buy?

Compare renting and investing with buying a home using the same budget.

We compare renting and investing with buying a home to live in. When renting, initial savings and monthly spare cash are invested, for example in an equity ETF holding shares in many companies. When buying, the result includes the property value less debt and remaining investments. Returns are assumptions, not guarantees.

Start with these 5 numbers

Start with these 5 numbers

The fields contain example values. Replace them with your own.

€/month
Without utilities and heating
€/month
How much is left each month for savings or investments
€
Without transfer tax, notary and agent fees, these are added separately
€
This amount funds the down payment and purchase costs. You can retain part of it using the reserve setting.
% p.a.
An illustrative reference, not a bank offer. Actual rates depend on the property and borrower.
Compare after

Advanced settings

Loan, costs, taxes. Pre-filled with typical values

Loan

years
% p.a.
€/month
How many years the agreed interest rate stays fixed. This is not the full repayment term.
% p.a.
Assumed rate after the fixed period. Leave blank to keep the current rate. A changed rate recalculates the payment over the remaining repayment term. An interest-only loan remains interest-only after a rate change.

Purchase costs

Grunderwerbsteuer is a one-off property transfer tax. The rate depends on the federal state and is applied to the purchase price in this model.
%
Notary and land registry costs, modelled as a percentage of the purchase price.
%
Your share of the estate agent fee, as a percentage of the purchase price. Enter 0% if there is no agent fee.
€
Not used for the purchase, the loan is higher by this amount

Upkeep and sale

% of rent
% p.a.
Owner costs increase by this percentage each year relative to the previous year.
% of price
For example, a selling agent fee. This percentage of the estimated sale value is deducted from the buyer's final wealth.

Buying: future property value

% p.a.
Assumed annual property price change. It affects the final property value; growth is not guaranteed.

Renting: rent increases

% p.a.
Monthly rent increases by this percentage each year. This is a scenario assumption, not a forecast.

Monthly budget: both options

% p.a.
The initial monthly budget, rent plus the amount available to invest, grows by this percentage each year in both options.

Investments and tax: both options

% p.a.
Assumed annual investment return, for example from an equity ETF. It applies to initial and monthly savings when renting, and spare cash when buying. Enter returns after fees but before tax; use 0% for cash with no return.
%
An adjustable assumption. Tax is deducted once from positive investment gains when valuing wealth; contributions are not taxed. This is not a universal tax rate. Individual allowances and annual tax payments are not modelled separately.

Wealth by year

RentBuy

Move the slider or use the arrow keys to compare years. The lines show modelled wealth, not cash in a bank account.

Up to 2,000 characters. Printed only; not stored on the server or included in the link.

Choose Save as PDF in the print dialog. To include detailed calculations or the table, expand that section first. Notes are printed but are not included in the link.

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Let us check it against a real bank offer

We calculate with your rate, fixed-rate period and subsidies, and tell you which option actually works with the bank.

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The calculator shows an indicative financial model and is not legal, tax or financial advice. Loan approval by a bank is not assessed.