City & Home
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Home price (the home you'd buy)
₹20L₹10 Cr
Monthly rent for the same home
What an equivalent home rents for today
₹5K₹5L
Buying Costs & Loan
Stamp duty + registration
Auto-set per city, adjustable
3%12%
One-time setup (interiors, brokerage, shifting)
Almost everyone forgets this
₹0₹50L
Loan coverage (LTV)
0% (all cash)90%
Home loan rate (p.a.)
Best rates start ~7.25% (Jul 2026)
6.5%12%
Loan tenure
5 yrs30 yrs
Society maintenance + property tax
Owner-only cost, grows ~5%/yr
₹0/mo₹40K/mo
Growth Assumptions
Property appreciation (%/yr)
Indian metros: long-run ~5–8%
0%15%
Rent increase (%/yr)
Typical: 5% annual escalation
0%15%
Renter's investment return (%/yr)
Where the renter parks the savings — index funds ~11–13% long-run
4% (FD-ish)18%
Your horizon — how long before you'd sell / move?
3 yrs30 yrs
Your Tax Situation
Income tax regime
New regime (default): no 24(b)/80C/HRA for self-occupied homes
New regime (no deductions)
Old regime (24b + 80C + HRA)
Your marginal tax slab
0%
20%
30%
On selling, will you reinvest in another home?
Section 54 exemption wipes out property LTCG if reinvested
No — pay 12.5% LTCG
Yes — Sec 54 exemption
Renter's security deposit
Refundable, but locked up (Bengaluru: up to 10 months!)
0 months12 months
The verdict at your horizon
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—
Upfront: buyer
—
Upfront: renter
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EMI
—
Rent (yr 1)
—
Wealth At Year 10
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Who's Ahead, Year By Year
Six Futures, Six Answers
Nobody knows future property prices or market returns. So instead of one answer, here's your decision under six different futures — all using your home, rent and loan inputs:
Sensitivity Matrix
Verdict at your 10-year horizon for every combination of property appreciation (rows) and investment return (columns). Your current assumption is outlined. Green = buy wins, blue = rent wins.
How to read it: If most of the row/column combinations around your outlined cell agree, your decision is robust. If your cell sits on the green–blue boundary, small changes in assumptions flip the answer — decide on lifestyle, not spreadsheets.
Year-by-Year Simulation
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| Year | Buyer outflow | Renter outflow | Home value | Loan balance | Buyer wealth* | Renter wealth* | Ahead |
|---|
*Wealth if you exited that year — buyer: sale value − selling costs − loan balance − LTCG; renter: investment corpus after equity LTCG + deposit back. All taxes per 2026 rules.
Tax Rules This Calculator Applies (FY 2026–27)
Hidden Costs People Forget
Rent vs Buy Across Indian Cities
Typical 2BHK price & rent per city (2026), with the break-even year using your loan, growth and tax settings. Low rental-yield cities favour renting; high-yield cities favour buying.
The pattern: Mumbai's price-to-rent ratio of 26–31 means renting is heavily subsidised by landlords betting on appreciation. In cities where yearly rent exceeds ~3.5–4% of the price, buying starts winning much sooner.
Before You Decide — Checklist
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