Rent vs Buy Calculator
Crunching the real numbers for Australian property — stamp duty by state, LMI, First Home Buyer grants, ongoing costs, and a 10-year comparison. No fluff, no sign-up.
Your situation
The property
That's 20.0% of the property price
Ongoing property costs
Per year
Per year
≈ $7,500/yr of property value
The renting option
≈ $2,600/mo
The numbers say
Fill in your details
Pop in your numbers to see the full picture for your situation.
Monthly costs
Upfront costs to buy
Break-even point
From this point, the modelled net position of buying exceeds renting and investing the deposit.
10-year net position
Assumes 4.5%/yr property growth and 8%/yr investment return.
Estimates only — not financial advice. Figures are indicative and based on standard assumptions. Always confirm with a licensed conveyancer and mortgage broker before making decisions. Learn more →
Frequently Asked Questions
How is stamp duty calculated in Australia? +
Stamp duty (transfer duty) is calculated using marginal rate bands that vary by state and territory. Each state has its own rate schedule — for example, NSW applies rates from 1.25% to 5.5% depending on the purchase price. First home buyers may be eligible for a full exemption or sliding-scale concession in NSW, VIC, WA, QLD, TAS, and ACT. The calculator applies the current 2025–26 rates for all 8 states.
What is Lenders Mortgage Insurance (LMI) and when do I pay it? +
LMI is insurance that protects the lender (not you) if you default on your home loan. It is charged when your deposit is less than 20% of the property price — that is, when your loan-to-value ratio (LVR) exceeds 80%. Premiums are typically 0.62%–2.71% of the loan amount depending on LVR. First home buyers approved for the federal First Home Guarantee can avoid LMI with as little as a 5% deposit.
How many years before buying is cheaper than renting? +
The break-even point — the year at which buying becomes cheaper than renting when accounting for all costs — typically ranges from 3 to 10 years depending on property price, deposit size, interest rate, rent level, and assumed capital growth. The calculator runs a year-by-year comparison to find the precise break-even year for your inputs.
What is the First Home Guarantee? +
The First Home Guarantee (formerly First Home Loan Deposit Scheme) is a federal government program administered by Housing Australia. It allows eligible first home buyers to purchase with as little as a 5% deposit without paying LMI. The government guarantees up to 15% of the loan. Property price caps apply per state — for example, $900,000 in NSW and $800,000 in VIC for 2025–26.
Does this calculator account for capital gains tax? +
No. The 10-year wealth comparison shows gross property equity versus an invested deposit growing at a nominated return rate. It does not deduct capital gains tax on the property sale, income tax on investment returns, or negative gearing benefits. These factors can materially affect outcomes and should be assessed with a qualified tax adviser.
Rate data last verified: (FY ).
Affordly Insights
Rent vs Buy in Australia (2026)
A numbers-first guide to whether buying a home actually makes financial sense in Australia's current market.