Rent vs Buy Calculator — Thane (2026)
Home-buying economics for Thane, Maharashtra, with Maharashtra’s real stamp duty and registration costs. Buying to rent out? See the Thane investment calculator.
Where to buy in Thane? Best areas, prices & what to expect · ₹10K–₹30K/sq ftSee details
Thane is the Mumbai Metropolitan Region's value gateway — well-connected and considerably cheaper than the island city at roughly ₹18,000–28,000/sq ft. The Ghodbunder Road corridor is the main growth axis, lined with large townships, while established nodes like Majiwada and Wagle Estate see steady redevelopment. New metro links and road upgrades continue to pull Mumbai buyers priced out of the western suburbs.
Typical on-market price
₹10K–₹30K / sq ft
Notable localities
- Ghodbunder Road — Primary growth corridor with large integrated townships.
- Majiwada — Well-connected junction node with strong redevelopment activity.
- Kolshet — Emerging premium riverside/lakeside residential belt.
- Wagle Estate — Older industrial-turned-residential zone being redeveloped.
Thane rent vs buy calculator
Key outputs
Buying this ₹1,20,00,000 home in Thane means an EMI of ₹72,897 paid from your pocket and ₹45,90,000 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 ₹45,90,000 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 | ₹1,59,61,414 | ₹4,29,64,347 | ₹8,45,17,374 |
| − Total EMI paid | −₹87,47,658 | −₹1,74,95,316 | −₹1,74,95,316 |
| = Final cash | ₹72,13,756 | ₹2,54,69,031 | ₹6,70,22,057 |
| Rent → invest the ₹45,90,000 + pay rent | |||
| Total rent paid | ₹52,82,715 | ₹1,38,87,701 | ₹2,79,04,316 |
| Stock market @ 10.0% → value | ₹1,19,05,278 | ₹3,08,79,225 | ₹8,00,92,756 |
| = Final cash (− rent) | ₹66,22,563 | ₹1,69,91,524 | ₹5,21,88,440 |
| Fixed deposit @ 7.0% → value | ₹90,29,225 | ₹1,77,61,852 | ₹3,49,40,251 |
| = Final cash (− rent) | ₹37,46,510 | ₹38,74,151 | ₹70,35,935 |
| P2P lending @ 12.0% → value | ₹1,42,55,843 | ₹4,42,76,485 | ₹13,75,16,043 |
| = Final cash (− rent) | ₹89,73,128 | ₹3,03,88,785 | ₹10,96,11,727 |
| 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 | ₹1,20,00,000 | ₹8,74,764 | ₹82,32,821 | ₹8,74,766 | ||
| 2 | ₹1,28,40,000 | ₹8,74,764 | ₹80,50,864 | ₹17,49,532 | ||
| 3 | ₹1,37,38,800 | ₹8,74,764 | ₹78,52,825 | ₹26,24,297 | ||
| 4 | ₹1,47,00,516 | ₹8,74,764 | ₹76,37,280 | ₹34,99,063 | ||
| 5 | ₹1,57,29,552 | ₹8,74,764 | ₹74,02,683 | ₹43,73,829 | ||
| 6 | ₹1,68,30,621 | ₹8,74,764 | ₹71,47,350 | ₹52,48,595 | ||
| 7 | ₹1,80,08,764 | ₹8,74,764 | ₹68,69,448 | ₹61,23,361 | ||
| 8 | ₹1,92,69,378 | ₹8,74,764 | ₹65,66,982 | ₹69,98,127 | ||
| 9 | ₹2,06,18,234 | ₹8,74,764 | ₹62,37,781 | ₹78,72,892 | ||
| 10 | ₹2,20,61,511 | ₹8,74,764 | ₹58,79,481 | ₹87,47,658 | ||
| 11 | ₹2,36,05,816 | ₹8,74,764 | ₹54,89,511 | ₹96,22,424 | ||
| 12 | ₹2,52,58,223 | ₹8,74,764 | ₹50,65,071 | ₹1,04,97,190 | ||
| 13 | ₹2,70,26,299 | ₹8,74,764 | ₹46,03,114 | ₹1,13,71,956 | ||
| 14 | ₹2,89,18,140 | ₹8,74,764 | ₹41,00,325 | ₹1,22,46,721 | ||
| 15 | ₹3,09,42,410 | ₹8,74,764 | ₹35,53,093 | ₹1,31,21,487 | ||
| 16 | ₹3,31,08,378 | ₹8,74,764 | ₹29,57,492 | ₹1,39,96,253 | ||
| 17 | ₹3,54,25,965 | ₹8,74,764 | ₹23,09,244 | ₹1,48,71,019 | ||
| 18 | ₹3,79,05,783 | ₹8,74,764 | ₹16,03,697 | ₹1,57,45,785 | ||
| 19 | ₹4,05,59,187 | ₹8,74,764 | ₹8,35,787 | ₹1,66,20,551 | ||
| 20 | ₹4,33,98,330 | ₹8,74,764 | ₹0 | ₹1,74,95,316 | ||
| 21 | ₹4,64,36,214 | ₹0 | ₹0 | ₹1,74,95,316 | ||
| 22 | ₹4,96,86,748 | ₹0 | ₹0 | ₹1,74,95,316 | ||
| 23 | ₹5,31,64,821 | ₹0 | ₹0 | ₹1,74,95,316 | ||
| 24 | ₹5,68,86,358 | ₹0 | ₹0 | ₹1,74,95,316 | ||
| 25 | ₹6,08,68,403 | ₹0 | ₹0 | ₹1,74,95,316 | ||
| 26 | ₹6,51,29,192 | ₹0 | ₹0 | ₹1,74,95,316 | ||
| 27 | ₹6,96,88,235 | ₹0 | ₹0 | ₹1,74,95,316 | ||
| 28 | ₹7,45,66,412 | ₹0 | ₹0 | ₹1,74,95,316 | ||
| 29 | ₹7,97,86,060 | ₹0 | ₹0 | ₹1,74,95,316 | ||
| 30 | ₹8,53,71,085 | ₹0 | ₹0 | ₹1,74,95,316 |
Thane home-buying FAQs
What is the stamp duty rate in Thane?
Stamp duty in Thane (Maharashtra) is 7.0% of the property value, reduced to 6.0% when the property is registered in a woman’s name. On the example price of ₹1,20,00,000 that is ₹8,40,000 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 ₹1,20,00,000 the charge is ₹30,000.
When does buying break even if you sell in Thane?
Buying a ₹1,20,00,000 home in Thane (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 ₹26,23,756.
How much upfront cash do I need to buy a ₹1.20 Cr home in Thane?
To buy a ₹1,20,00,000 home in Thane you need roughly ₹45,90,000 upfront: a 30% down payment of ₹36,00,000 plus ₹9,90,000 of transaction costs (stamp duty ₹8,40,000, registration ₹30,000, brokerage ₹1,20,000).
Do women get a stamp duty concession in Maharashtra?
Yes. Maharashtra charges women buyers a reduced stamp duty of 6.0% versus 7.0%, saving about ₹1,20,000 on the example price of ₹1,20,00,000.
Is buying in Thane cheaper than Mumbai?
Yes, meaningfully. Thane typically runs ₹18,000–28,000/sq ft against ₹20,000–55,000+ for comparable Mumbai suburbs, so buyers get materially more space for the same budget while staying within commuting distance via rail and the expanding metro. That value gap is why Thane has been one of the MMR’s fastest-growing markets.
What is driving property price growth in Thane?
Growth is led by the Ghodbunder Road township corridor, new metro connectivity, and continued redevelopment of older Thane precincts. As Mumbai’s core becomes unaffordable for many buyers, Thane and Navi Mumbai absorb that overflow demand, supporting steady appreciation.
Thane at a glance
Based on an example ₹1,20,00,000 home at 30% down, 8.5% over 20 years. Change any input in the calculator to see your own numbers.
| Example property price | ₹1,20,00,000 |
|---|---|
| Down payment (30%) | ₹36,00,000 |
| Loan amount | ₹84,00,000 |
| Monthly EMI | ₹72,897 |
| Stamp duty (7.0%) | ₹8,40,000 |
| Registration | ₹30,000 |
| Brokerage | ₹1,20,000 |
| All-in transaction cost (8.3%) | ₹9,90,000 |
| Upfront cash needed | ₹45,90,000 |
| Rent if you rented instead | ₹35,000 / mo |
| Net gain if sold (10 yr) | ₹26,23,756 |
| Break-even on sale | Year 7 |