Your Situation

Which city are you in?

Current monthly rent

This is what you pay now, or would pay if renting

First-time buyer

Are you a first-time buyer?

Affects stamp duty calculations

How many years do you want to compare?

25 years

Buying Costs

Property price

Default is the ONS average for your selected city

Deposit amount

(10% of property price)

Mortgage interest rate (%) Current average is around 4.5% for a 2-year fix

Mortgage term

20 years

25 years

30 years

Fixed rate period

Most UK buyers fix for 2 or 5 years, then remortgage

Annual house price growth (%) ONS historical average ~3% per year

Annual rent increase (%) Based on ONS rental price data

Investment return if renting (%) Estimated return if deposit invested instead (e.g. stocks & shares ISA)

Include all buying costs

Conveyancing / solicitor fees

Average £1,600 (Compare My Move, 2026)

Property survey

Average £500 for Level 2 HomeBuyer Report (RICS, 2026)

Mortgage arrangement fee

Average £1,000 (industry average, 2026)

Renovation & furniture

One-off cost on moving in

Annual maintenance (% of property value) Industry standard: ~1% per year

Buildings insurance

Annual cost estimate

Your £ after years:

If you buy

After years:

Optimistic

Base case

Cautious

Year 1–: £/mo (fixed rate)

After remortgage:

Optimistic: £/mo Base case: £/mo Cautious: £/mo

If you rent & invest

£ → £

Estimated investment portfolio after years

Peaks at ~£ in year , then falls as rising rent withdraws from the pot

Explore any year

Year 10

Buying

—

estimated equity

Monthly cost —

Total paid —

Renting & investing

—

estimated portfolio

Monthly rent —

Total rent paid —

Renting & saving

—

estimated savings

Monthly rent —

Total rent paid —

Key assumptions & limitations

What this calculator assumes

House prices grow at % per year
Mortgage rate stays at % for the full term
Rent increases at % per year
Investment return of % per year
The renter invests the deposit and any monthly savings

Not included

Estate agent fees when selling (typically 1–3%)
Legal costs when selling
Risk of house prices falling
Risk of interest rate rises at remortgage
Liquidity difference between property and investments
Tax on investment returns outside an ISA

All figures are estimates. This tool does not constitute financial advice.

Data sources & assumptions

Tax calculations: HMRC 2026/27 rates
Stamp duty: HMRC SDLT / Revenue Scotland LBTT / Welsh Revenue Authority LTT
House prices: ONS UK House Price Index, March 2026
Rental data: ONS Private Rental Market Survey, April 2026
Conveyancing fees: Average £1,600 (Compare My Move, 2026)
Survey costs: Average £500 Level 2 HomeBuyer Report (RICS, 2026)
Mortgage arrangement fee: Average £1,000 (industry average, 2026)
House price growth: 3% per year (ONS historical average)
Rent growth: 3% per year (ONS historical average)
Investment return: 5% per year (conservative estimate)
Savings return: 2.5% per year (UK savings account estimate)

All figures are estimates based on average costs and historical data. Actual results will vary significantly. This tool does not constitute financial advice. Always consult a qualified adviser before making property decisions.

Rent vs Buy Calculator