UK Rent vs Buy Calculator
Work out whether renting or buying leaves you better off over 10 years — comparing mortgage, rent, and investing the difference.
Last updated: 2026-09-03
Your situation
Buying costs
Long-term assumptions
Every assumption is editable — change the numbers to see how the answer shifts.
Monthly mortgage: £1,492
Stamp duty: £1,000
Over 10 years, with these numbers
Buying builds more wealth
Buying overtakes renting around year 0.2
Buying — net worth after 10 years
£181,696
Total spent: £234,068
Renting + investing — net worth
£69,648
Total spent on rent: £190,255
🔒Calculated in your browser. A rough comparison — property and markets can move differently than assumed.
With mortgage rates high and rents climbing, the old "buying is always better" advice no longer holds. This calculator compares the two paths over 10 years: buying a home, versus renting and investing the deposit and the monthly difference. Enter your numbers and see which one leaves you with more.
When buying makes sense, and when renting does
How long you plan to stay. Buying has one-off costs — stamp duty, legal fees, surveys — that you only get back if you stay long enough. As a rough guide, buying usually wins if you stay five years or more; below that, the moving costs can eat the gains. The calculator above shows the break-even year for your numbers.
Your deposit. A bigger deposit means a lower mortgage rate and less interest over the life of the loan. A 5% deposit is possible, but the extra interest pushes the break-even point further out. If you are years away from a meaningful deposit, renting while you save is often the better call.
How stable your life is. Buying ties you to one place and one job market. If your work could move you, or you are not sure where you want to live, renting keeps the option open. Buying and then selling within two or three years is where most people lose money.
Local prices versus rents. In some cities rents are so high compared to prices that buying wins quickly. In others, prices are so high that renting and investing the difference wins. London and Manchester look very different. Run your own numbers rather than following one-size-fits-all advice.
The costs nobody mentions. Owning means maintenance, buildings insurance, service charges on flats, and the risk that prices fall. Renting means rent rises and no control over the property. Neither path is free — the question is which set of costs you can live with.
Frequently asked questions
Is it cheaper to rent or buy in the UK?
It depends on house prices, mortgage rates, rents and how investments perform. With 2026 mortgage rates around 5%, buying often only wins if you stay put for several years. Use the calculator with your own numbers — the answer varies a lot by location.
Why does this compare renting with investing?
The fair comparison is not mortgage vs rent alone. If you rent, you keep your deposit and the monthly difference, which you could invest. This calculator includes that, so it shows the true long-term trade-off rather than just the monthly payment.
How long do I need to stay in a home for buying to pay off?
As a rough guide, buying usually beats renting after 3–5 years once you account for moving costs and stamp duty. The calculator shows the exact break-even year for your numbers.