Free Australian property calculator
Should you rent or buy?
Compare buying a home with renting and investing the difference, using Australian stamp duty, LMI, first home buyer schemes and tax rules for your state.
Free · No sign-up · Results update as you type
What the calculator compares
Most rent vs buy calculators compare mortgage repayments with rent. That misses most of the picture. This calculator simulates both paths month by month over your time horizon. It tracks the property’s value, the loan balance and every cost of owning, against the rent you would pay and what your deposit and savings would earn if invested.
The result is your net wealth under each path, year by year. You get a clear verdict, the dollar difference at the end of your horizon and the year buying starts to pull ahead, if it does.
Built for the Australian market
Stamp duty for every state and territory
Transfer duty is calculated for NSW, VIC, QLD, WA, SA, TAS, ACT and NT, including first home buyer exemptions and concessions where they apply. Enter a suburb or postcode and the right state rules apply automatically.
LMI and the 5% Deposit Scheme
Lenders mortgage insurance is estimated from your loan size and LVR. Eligible first home buyers can apply the Australian Government 5% Deposit Scheme, which waives LMI under the price caps.
The opportunity cost of your deposit
Renting is not “dead money” versus buying for free. The renter invests the deposit and any monthly saving, so you compare two real paths: owning a home, or renting and investing the difference.
The real cost of owning
Council rates, strata, insurance and maintenance, buying costs and, if you sell, agent fees and selling costs. Fixed costs rise with inflation and maintenance scales with the property’s value.
Tax, CGT and renting the home out
Investment income is taxed yearly and capital gains get the 50% CGT discount. Your home stays CGT-free, and you can model moving out and renting it, including the six-year main residence rule.
How sure is the answer?
See a capital growth range on the chart, the growth rate and investment return where the answer flips, and how buying holds up if mortgage rates rise by two percentage points.
How to use it
- 1
Enter your suburb or postcode
This sets your state’s stamp duty and first home buyer rules.
- 2
Add the price, your cash and the rent
Use the property you’re considering and what a similar place rents for.
- 3
Choose how long you’ll stay
Buying has big upfront costs, so your time horizon often decides the answer.
- 4
Read the verdict and share it
See which path builds more wealth, the break-even year and a full cost breakdown. Copy the link to share your scenario.
Every assumption, including mortgage rate, capital growth, investment return, inflation, rent increases and ownership costs, has a sensible default you can change under Advanced assumptions.
Frequently asked questions
Is it better to rent or buy in Australia?
It depends on the property price compared with rent, how long you plan to stay, mortgage rates, capital growth and what your deposit could earn if invested. In high-priced markets with low rental yields, renting and investing the difference can build more wealth over shorter periods. Buying tends to win the longer you hold. The calculator shows both paths year by year so you can see where they cross.
Does the calculator include stamp duty and first home buyer concessions?
Yes. Stamp duty is calculated for all eight states and territories, including first home buyer exemptions and concessions where each state offers them. Choose your suburb or postcode, or pick a state, and the right rules apply.
What does “rent and invest the difference” mean?
Instead of spending your deposit and buying costs on a property, the renter invests that money. Whenever renting is cheaper each month than owning, the renter invests the saving too. The comparison is the home equity you build by buying against the portfolio you build by renting.
Does it account for LMI and the 5% Deposit Scheme?
Yes. Lenders mortgage insurance is estimated when your deposit is under 20%. If you are an eligible first home buyer under the price cap for your area, you can apply the Australian Government 5% Deposit Scheme, which removes LMI.
How does the calculator treat capital gains tax?
Your home is exempt from CGT as your main residence. If you move out and rent it, the six-year rule can keep it exempt. Investment portfolios are taxed on their income each year and on capital gains, with the 50% discount, when sold.
Is this financial advice?
No. The calculator gives general information based on the assumptions you enter. It does not consider your personal circumstances, so speak to a licensed adviser or mortgage broker before you decide.
Is the calculator free?
Yes. It is free with no sign-up, and your inputs stay in the page URL so you can bookmark or share a scenario. It is part of Walkable, which shows walkability, nearby transport, shops and property prices for Melbourne and Sydney addresses.
Run your own numbers
It takes about a minute. Enter a suburb, price, deposit and rent to see which path leaves you better off.
Open the calculatorStill choosing a suburb? See walkability, nearby transport, shops and median prices for Melbourne and Sydney addresses on Walkable