Compare your renting and buying plans
Start with the essentials, then use the optional assumptions to test a realistic scenario. All figures are illustrations, not quotes.
See the yearly comparison
| Year | Buyer equity | Renter balance | Difference |
|---|---|---|---|
| Enter valid details to view the comparison. | |||
What this comparison includes: a repayment mortgage at a fixed rate, deposit, editable buying/ownership/selling costs, home-price and rent changes, and the renter investing their initial cash and monthly cash-flow difference. Council tax, income tax, landlord charges and changing mortgage rates are excluded.
Assumptions and important information
This planning tool is not financial, mortgage, tax or investment advice. It assumes a repayment mortgage whose rate does not change, and does not determine affordability or lender eligibility. Check property taxes and your personal circumstances separately.
Last reviewed: 20 August 2026. Sources: MoneyHelper home-buying guidance, GOV.UK SDLT guidance, and FCA mortgage guidance.
How to use the UK Rent vs Buy Calculator
Use your likely stay, mortgage and rent figures, then test the costs and growth assumptions that matter to you.
Enter your details
Add the property price, deposit, current rent, mortgage rate and the years you expect to stay.
Test the assumptions
Open Advanced assumptions to include buying, ownership and selling costs plus rent, price and investment changes.
Compare the result
Compare sale equity with the renter’s invested balance and review the annual table before making a decision.
Frequently Asked Questions
What does the UK Rent vs Buy Calculator calculate?
It compares projected buyer sale equity with a renter’s projected invested balance over the period you enter. It includes a repayment mortgage, editable costs and growth assumptions.
How long do I need to stay before buying beats renting?
The break-even result shows the first whole year in your chosen period where projected buyer equity is at least the renter’s invested balance. It can change substantially when you adjust rates, costs or growth assumptions.
Does the calculator include stamp duty and other buying costs?
Enter stamp duty, conveyancing, survey, moving and mortgage-product fees together in Upfront buying costs. Use the linked UK Stamp Duty Calculator for a separate SDLT estimate for England and Northern Ireland.
Does the calculator assume mortgage repayments are a cost?
The buyer pays the full repayment each month, but the capital repaid reduces the remaining mortgage balance and therefore increases sale equity. Interest and ownership costs do not create equity.
Are the results guaranteed?
No. Property prices, rents, investment returns, taxes, mortgage rates and transaction costs can differ from these assumptions. This is not financial, mortgage, tax or investment advice.
What is excluded?
The illustration excludes affordability checks, council tax, income tax, landlord charges, changing mortgage rates and personal tax circumstances. Add any relevant ownership cost to your monthly assumption.
Is my information stored?
No. Calculations run locally in your browser.