// PROPERTY
Rent vs Buy
Calculator
Model the break-even point where buying beats renting — factoring in stamp duty, deposit opportunity cost, property growth, and investment returns.
// PROPERTY_DETAILS
Buying scenario
State
Property price$900,000
Deposit$180,000 (20%)
Mortgage rate (p.a.)6.24%
Property growth rate (p.a.)4.0%
// RENTING_SCENARIO
Renting + investing comparison
Weekly rent$700/wk
Annual rent increases3.5%
Investment return (p.a.)8.0%
Your income (for tax)$120,000
Comparison horizon10 years
After 10 years, renting + investing comes out ahead
$298,577 more wealth
Renting leads throughout all 10 years
Buy — net wealth
$688,407
After 10yr, after selling costs
Rent — investment portfolio
$986,984
Deposit + savings invested at 8%
// UPFRONT_COSTS
Property price$900,000
Deposit$180,000
Stamp duty (NSW)$35,835
Other buying costs (~2%)$18,000
Total cash required$233,835
Loan amount$720,000
Monthly repayment (P&I)$4,428/mo
// YEAR_BY_YEAR
| Year | Buy wealth | Rent wealth | Difference |
|---|---|---|---|
| 1 | $224,214 | $288,004 | −$63,790 |
| 2 | $270,380 | $345,980 | −$75,600 |
| 3 | $318,589 | $408,056 | −$89,467 |
| 4 | $368,933 | $474,542 | −$105,609 |
| 5 | $421,512 | $545,777 | −$124,265 |
| 6 | $476,428 | $622,125 | −$145,697 |
| 7 | $533,790 | $703,979 | −$170,188 |
| 8 | $593,711 | $791,762 | −$198,051 |
| 9 | $656,311 | $885,933 | −$229,622 |
| 10 | $688,407 | $986,984 | −$298,577 |
General information only. This model uses simplified assumptions. It does not account for negative gearing tax benefits, capital gains tax on the investment portfolio, rental vacancy, strata levies, or changes in interest rates. Buying costs include an indicative 2% for conveyancing/inspections — actual costs vary. Not financial advice.