Rent vs Buy Calculator for Any Indian City
Enter your property price and your own city’s stamp duty, registration, and brokerage to see your EMI, total upfront cash, and whether renting or buying comes out ahead over 30 years. Switch to Investment mode to analyse rental yield and return on cash. Prefer a ready-made page? Browse cities we’ve pre-filled.
Key outputs
Buying this ₹1,00,00,000 home in your city means an EMI of ₹60,748 paid from your pocket and ₹38,00,000 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 ₹38,00,000 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 | ₹1,33,01,179 | ₹3,58,03,623 | ₹7,04,31,145 |
| − Total EMI paid | −₹72,89,715 | −₹1,45,79,430 | −₹1,45,79,430 |
| = Final cash | ₹60,11,463 | ₹2,12,24,192 | ₹5,58,51,714 |
| Rent → invest the ₹38,00,000 + pay rent | |||
| Total rent paid | ₹45,28,041 | ₹1,19,03,743 | ₹2,39,17,985 |
| Stock market @ 10.0% → value | ₹98,56,221 | ₹2,55,64,500 | ₹6,63,07,729 |
| = Final cash (− rent) | ₹53,28,180 | ₹1,36,60,756 | ₹4,23,89,744 |
| Fixed deposit @ 7.0% → value | ₹74,75,175 | ₹1,47,04,801 | ₹2,89,26,569 |
| = Final cash (− rent) | ₹29,47,134 | ₹28,01,057 | ₹50,08,584 |
| P2P lending @ 12.0% → value | ₹1,18,02,223 | ₹3,66,55,914 | ₹11,38,47,704 |
| = Final cash (− rent) | ₹72,74,182 | ₹2,47,52,170 | ₹8,99,29,719 |
| 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 | ₹1,00,00,000 | ₹7,28,976 | ₹68,60,684 | ₹7,28,972 | ||
| 2 | ₹1,07,00,000 | ₹7,28,976 | ₹67,09,054 | ₹14,57,943 | ||
| 3 | ₹1,14,49,000 | ₹7,28,976 | ₹65,44,021 | ₹21,86,915 | ||
| 4 | ₹1,22,50,430 | ₹7,28,976 | ₹63,64,400 | ₹29,15,886 | ||
| 5 | ₹1,31,07,960 | ₹7,28,976 | ₹61,68,903 | ₹36,44,858 | ||
| 6 | ₹1,40,25,517 | ₹7,28,976 | ₹59,56,125 | ₹43,73,829 | ||
| 7 | ₹1,50,07,304 | ₹7,28,976 | ₹57,24,540 | ₹51,02,801 | ||
| 8 | ₹1,60,57,815 | ₹7,28,976 | ₹54,72,485 | ₹58,31,772 | ||
| 9 | ₹1,71,81,862 | ₹7,28,976 | ₹51,98,151 | ₹65,60,744 | ||
| 10 | ₹1,83,84,592 | ₹7,28,976 | ₹48,99,568 | ₹72,89,715 | ||
| 11 | ₹1,96,71,514 | ₹7,28,976 | ₹45,74,592 | ₹80,18,687 | ||
| 12 | ₹2,10,48,520 | ₹7,28,976 | ₹42,20,892 | ₹87,47,658 | ||
| 13 | ₹2,25,21,916 | ₹7,28,976 | ₹38,35,929 | ₹94,76,630 | ||
| 14 | ₹2,40,98,450 | ₹7,28,976 | ₹34,16,937 | ₹1,02,05,601 | ||
| 15 | ₹2,57,85,342 | ₹7,28,976 | ₹29,60,911 | ₹1,09,34,573 | ||
| 16 | ₹2,75,90,315 | ₹7,28,976 | ₹24,64,576 | ₹1,16,63,544 | ||
| 17 | ₹2,95,21,637 | ₹7,28,976 | ₹19,24,370 | ₹1,23,92,516 | ||
| 18 | ₹3,15,88,152 | ₹7,28,976 | ₹13,36,415 | ₹1,31,21,487 | ||
| 19 | ₹3,37,99,323 | ₹7,28,976 | ₹6,96,489 | ₹1,38,50,459 | ||
| 20 | ₹3,61,65,275 | ₹7,28,976 | ₹0 | ₹1,45,79,430 | ||
| 21 | ₹3,86,96,845 | ₹0 | ₹0 | ₹1,45,79,430 | ||
| 22 | ₹4,14,05,624 | ₹0 | ₹0 | ₹1,45,79,430 | ||
| 23 | ₹4,43,04,017 | ₹0 | ₹0 | ₹1,45,79,430 | ||
| 24 | ₹4,74,05,299 | ₹0 | ₹0 | ₹1,45,79,430 | ||
| 25 | ₹5,07,23,670 | ₹0 | ₹0 | ₹1,45,79,430 | ||
| 26 | ₹5,42,74,326 | ₹0 | ₹0 | ₹1,45,79,430 | ||
| 27 | ₹5,80,73,529 | ₹0 | ₹0 | ₹1,45,79,430 | ||
| 28 | ₹6,21,38,676 | ₹0 | ₹0 | ₹1,45,79,430 | ||
| 29 | ₹6,64,88,384 | ₹0 | ₹0 | ₹1,45,79,430 | ||
| 30 | ₹7,11,42,570 | ₹0 | ₹0 | ₹1,45,79,430 |
How to use this calculator
How do I use this calculator for my city?
Enter your property price and, in the transaction-cost section, your city or state’s stamp duty percentage, registration charge, and brokerage. The EMI, upfront cash, rental yield, and 30-year projection recalculate instantly.
Where do I find my city’s stamp duty and registration rate?
Check your state’s Stamps & Registration department portal (for example, the Karnataka or Maharashtra registration department). Rates change periodically, so always confirm the current slab before you transact.
Can I use this for an investment / buy-to-let decision?
Yes. Switch the calculator to Investment mode to treat the rent as rental income and see gross rental yield, monthly cash flow, break-even year, and return on your upfront cash.
How this calculator works
Enter the property price and your assumptions — down payment, interest rate, tenure, the rent for a similar home, and expected rent and property growth. You immediately get the monthly EMI, the total upfront cash you need (down payment plus your state stamp duty of 5–7%, registration, and brokerage), and a 30-year projection of value, equity, and your net gain if you sell in any given year.
The comparison is simple: buying ties up your cash but builds equity and saves rent as the property appreciates; renting keeps that cash free to invest elsewhere. The opportunity-cost table shows what the same upfront money could grow to in equities, fixed deposits, or P2P lending, so you can see whether the property actually beats those alternatives at your numbers.
Because prices rarely rise at a steady rate forever, switch on price and rent stagnation to model slower growth after a chosen year — often the difference between a decision that looks good on paper and one that holds up in reality.
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