Rent vs Buy Calculator — Mumbai (2026)
Home-buying economics for Mumbai, Maharashtra, with Maharashtra’s real stamp duty and registration costs. Buying to rent out? See the Mumbai investment calculator.
Where to buy in Mumbai? Best areas, prices & what to expect · ₹18K–₹60K/sq ftSee details
Mumbai is India's most expensive housing market by a wide margin, with mid-segment suburbs around ₹20,000–35,000/sq ft and prime South Mumbai and Bandra West crossing ₹60,000 and beyond. Redevelopment of older buildings, metro-line expansion, and the wider Mumbai Metropolitan Region (MMR) are the main growth stories, pushing buyers toward relatively affordable suburbs like Thane, Powai, and the Malad–Borivali belt. Rental demand is deep and constant, but yields stay low because capital values are so high.
Typical on-market price
₹18K–₹60K / sq ft
Notable localities
- Bandra West — Premier suburb; ₹38,000–55,000/sq ft, with ultra-prime pockets far higher.
- Andheri — Central-suburb hub, ~₹20,000–35,000/sq ft, strong rental and resale demand.
- Powai — Lake-side, planned tech/education micro-market from ~₹15,000/sq ft.
- Thane — MMR value entry point at ~₹18,000–28,000/sq ft with fast infrastructure growth.
- Malad–Borivali — Western-suburb mid-market belt around ₹22,000–32,000/sq ft.
Mumbai rent vs buy calculator
Key outputs
Buying this ₹2,50,00,000 home in Mumbai means an EMI of ₹1,51,869 paid from your pocket and ₹92,80,000 upfront. If you sell, selling turns net-positive around year 7. See the verdict below to compare with renting and investing that cash instead.
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30-year projection
Rent vs Buy — what leaves you richer?
If you don’t buy, you keep your ₹92,80,000 of upfront cash to invest and pay rent instead. Here’s the cash each path leaves you with — buying means selling the home minus the EMIs you paid; renting means your invested cash minus the rent you paid.
| After 10 yrs | After 20 yrs | After 30 yrs | |
|---|---|---|---|
| Buy → sell the home | |||
| Net sale proceeds | ₹3,32,52,947 | ₹8,95,09,056 | ₹17,60,77,862 |
| − Total EMI paid | −₹1,82,24,288 | −₹3,64,48,576 | −₹3,64,48,576 |
| = Final cash | ₹1,50,28,659 | ₹5,30,60,481 | ₹13,96,29,286 |
| Rent → invest the ₹92,80,000 + pay rent | |||
| Total rent paid | ₹1,05,65,430 | ₹2,77,75,401 | ₹5,58,08,632 |
| Stock market @ 10.0% → value | ₹2,40,69,930 | ₹6,24,31,200 | ₹16,19,30,453 |
| = Final cash (− rent) | ₹1,35,04,500 | ₹3,46,55,798 | ₹10,61,21,821 |
| Fixed deposit @ 7.0% → value | ₹1,82,55,165 | ₹3,59,10,672 | ₹7,06,41,727 |
| = Final cash (− rent) | ₹76,89,735 | ₹81,35,270 | ₹1,48,33,095 |
| P2P lending @ 12.0% → value | ₹2,88,22,271 | ₹8,95,17,600 | ₹27,80,28,077 |
| = Final cash (− rent) | ₹1,82,56,842 | ₹6,17,42,198 | ₹22,22,19,445 |
| Verdict | Renting + P2P wins | Renting + P2P wins | Renting + P2P wins |
Buy “final cash” is the sale proceeds minus every EMI you paid; rent “final cash” is the invested cash minus every rent payment — so both count their housing cost. The property’s net gain (final cash − upfront) matches “Net gain if sold” in the projection below.
Illustrative only, not financial advice. Investment rows assume the upfront cash is a one-time lump sum compounding at the rate you enter. Returns are assumptions and are not guaranteed.
Full year-by-year projection
| Year | Property value | Annual EMI | Outstanding loan | Home equity | Cumulative EMI paid | Net gain if sold |
|---|---|---|---|---|---|---|
| 1 | ₹2,50,00,000 | ₹18,22,428 | ₹1,71,51,710 | ₹18,22,429 | ||
| 2 | ₹2,67,50,000 | ₹18,22,428 | ₹1,67,72,634 | ₹36,44,858 | ||
| 3 | ₹2,86,22,500 | ₹18,22,428 | ₹1,63,60,051 | ₹54,67,286 | ||
| 4 | ₹3,06,26,075 | ₹18,22,428 | ₹1,59,11,000 | ₹72,89,715 | ||
| 5 | ₹3,27,69,900 | ₹18,22,428 | ₹1,54,22,257 | ₹91,12,144 | ||
| 6 | ₹3,50,63,793 | ₹18,22,428 | ₹1,48,90,313 | ₹1,09,34,573 | ||
| 7 | ₹3,75,18,259 | ₹18,22,428 | ₹1,43,11,351 | ₹1,27,57,002 | ||
| 8 | ₹4,01,44,537 | ₹18,22,428 | ₹1,36,81,213 | ₹1,45,79,430 | ||
| 9 | ₹4,29,54,654 | ₹18,22,428 | ₹1,29,95,377 | ₹1,64,01,859 | ||
| 10 | ₹4,59,61,480 | ₹18,22,428 | ₹1,22,48,919 | ₹1,82,24,288 | ||
| 11 | ₹4,91,78,784 | ₹18,22,428 | ₹1,14,36,481 | ₹2,00,46,717 | ||
| 12 | ₹5,26,21,299 | ₹18,22,428 | ₹1,05,52,231 | ₹2,18,69,145 | ||
| 13 | ₹5,63,04,790 | ₹18,22,428 | ₹95,89,821 | ₹2,36,91,574 | ||
| 14 | ₹6,02,46,125 | ₹18,22,428 | ₹85,42,343 | ₹2,55,14,003 | ||
| 15 | ₹6,44,63,354 | ₹18,22,428 | ₹74,02,278 | ₹2,73,36,432 | ||
| 16 | ₹6,89,75,789 | ₹18,22,428 | ₹61,61,441 | ₹2,91,58,861 | ||
| 17 | ₹7,38,04,094 | ₹18,22,428 | ₹48,10,925 | ₹3,09,81,289 | ||
| 18 | ₹7,89,70,380 | ₹18,22,428 | ₹33,41,036 | ₹3,28,03,718 | ||
| 19 | ₹8,44,98,307 | ₹18,22,428 | ₹17,41,223 | ₹3,46,26,147 | ||
| 20 | ₹9,04,13,188 | ₹18,22,428 | ₹0 | ₹3,64,48,576 | ||
| 21 | ₹9,67,42,112 | ₹0 | ₹0 | ₹3,64,48,576 | ||
| 22 | ₹10,35,14,059 | ₹0 | ₹0 | ₹3,64,48,576 | ||
| 23 | ₹11,07,60,044 | ₹0 | ₹0 | ₹3,64,48,576 | ||
| 24 | ₹11,85,13,247 | ₹0 | ₹0 | ₹3,64,48,576 | ||
| 25 | ₹12,68,09,174 | ₹0 | ₹0 | ₹3,64,48,576 | ||
| 26 | ₹13,56,85,816 | ₹0 | ₹0 | ₹3,64,48,576 | ||
| 27 | ₹14,51,83,823 | ₹0 | ₹0 | ₹3,64,48,576 | ||
| 28 | ₹15,53,46,691 | ₹0 | ₹0 | ₹3,64,48,576 | ||
| 29 | ₹16,62,20,959 | ₹0 | ₹0 | ₹3,64,48,576 | ||
| 30 | ₹17,78,56,426 | ₹0 | ₹0 | ₹3,64,48,576 |
Mumbai home-buying FAQs
What is the stamp duty rate in Mumbai?
Stamp duty in Mumbai (Maharashtra) is 6.0% of the property value, reduced to 5.0% when the property is registered in a woman’s name. On the example price of ₹2,50,00,000 that is ₹15,00,000 at the standard rate.
What is the property registration charge in Maharashtra?
Registration charge in Maharashtra is 1.0% of the property value, capped at ₹30,000. On the example price of ₹2,50,00,000 the charge is ₹30,000.
When does buying break even if you sell in Mumbai?
Buying a ₹2,50,00,000 home in Mumbai (30% down at 8.5% over 20 years) turns net-positive on sale around year 7 — that is when the sale proceeds finally cover your upfront cash and the EMIs paid. By year 10 the modelled net gain is about ₹57,48,659.
How much upfront cash do I need to buy a ₹2.50 Cr home in Mumbai?
To buy a ₹2,50,00,000 home in Mumbai you need roughly ₹92,80,000 upfront: a 30% down payment of ₹75,00,000 plus ₹17,80,000 of transaction costs (stamp duty ₹15,00,000, registration ₹30,000, brokerage ₹2,50,000).
Do women get a stamp duty concession in Maharashtra?
Yes. Maharashtra charges women buyers a reduced stamp duty of 5.0% versus 6.0%, saving about ₹2,50,000 on the example price of ₹2,50,00,000.
Why is stamp duty in Mumbai different from the rest of Maharashtra?
Mumbai carries a 1% metro cess on top of the 5% base stamp duty, taking the effective rate to 6% for male buyers (5% for women buying in their sole name). Pune, Thane, and Nagpur add a local body tax instead, so their combined stamp duty is 7% (6% for women). Registration is 1% capped at ₹30,000 statewide.
Where can you buy property affordably in the Mumbai region?
Within the wider MMR, Thane offers the best value among established markets at roughly ₹18,000–28,000/sq ft, well below the island city. Navi Mumbai and the Kalyan–Dombivli belt are cheaper still and are being lifted by the upcoming Navi Mumbai airport and new metro and road links.
Mumbai at a glance
Based on an example ₹2,50,00,000 home at 30% down, 8.5% over 20 years. Change any input in the calculator to see your own numbers.
| Example property price | ₹2,50,00,000 |
|---|---|
| Down payment (30%) | ₹75,00,000 |
| Loan amount | ₹1,75,00,000 |
| Monthly EMI | ₹1,51,869 |
| Stamp duty (6.0%) | ₹15,00,000 |
| Registration | ₹30,000 |
| Brokerage | ₹2,50,000 |
| All-in transaction cost (7.1%) | ₹17,80,000 |
| Upfront cash needed | ₹92,80,000 |
| Rent if you rented instead | ₹70,000 / mo |
| Net gain if sold (10 yr) | ₹57,48,659 |
| Break-even on sale | Year 7 |