Offline-first static calculator

Rent vs Buy, then maybe rent it out

Compare your cheap current rent + index investing against buying an apartment, living there, optionally renting it out later, and selling.

Default baseline €492/mo rent €124.9k / €147.6k / €189k sensitivity baked in

Inputs

Fields are saved locally in this browser. Percent fields are shown as human percentages, e.g. 3 means 3%.

Current custom scenario

Calculating…

—

Break-even

—

Scenario cards

Same entered assumptions, with preset horizon/tax treatments.

Price sensitivity

Uses the current scenario settings, replacing only purchase price.

Price Owner net Renter net Owner advantage Y11 landlord CF Call

Export / import

Copy this JSON to save a scenario outside the browser. Paste JSON and import to restore.

Methodology notes

  • Rent side invests the down payment + buying costs that were not spent.
  • Each month, whichever option is cheaper invests the monthly difference.
  • Owner net worth at sale = sale price − selling cost − optional capital-gains tax − mortgage balance + owner-side investments.
  • Rental phase includes gross rent, 20% residential rental deduction, rental income tax, vacancy/management buffer, maintenance, insurance, and mortgage.
  • Utilities are excluded because we assume they are similar or tenant-paid in the rental phase.