Calculator
Buy or rent a flat? A net-worth calculator over the years
Two households, the same monthly budget. One buys with a mortgage; the other rents and invests the down payment and the cost difference. The calculator computes both net worths year by year and names the year from which buying gives more – or shows that within your horizon it does not.
Buying wins
from year 5
- Buy: instalment + upkeep per month
- 4 179 zł
- Rent: per month
- 3 300 zł
- Buyer’s net worth at the end
- 1 000 341 zł
- Renter’s net worth at the end
- 614 431 zł
- Buy
- Rent + invest
- Both households spend the same every month – whoever pays less invests the difference. The renter invests the down payment and purchase costs from day one.
- The result depends most on house-price growth and investment return – move them by 1–2 pp before drawing a conclusion.
- The calculator does not price stability, freedom to move or single-asset risk – they are part of the decision too.
Indicative result – not a loan offer or investment advice. Statutory and market parameters checked on 2026-10-10.
An indicative tool: the result is an order of magnitude on your assumptions, not a valuation or tax, legal or investment advice. Data entered into the form is never sent or stored anywhere.
How it is computed
- 1The same outlayEach month both households spend the same: the higher of the two costs – instalment plus upkeep, or rent. Whoever pays less invests the difference. From day one the renter invests the down payment and the purchase costs they did not incur.
- 2Net worthBuyer: flat value minus selling cost, minus loan balance, plus their investments. Renter: investments. 19 % is deducted from investment gains – as if sold in that year.
Frequently asked questions
After how many years does buying pay off?
With the calculator’s starting values (PLN 700k, 20 % down, 3 % price and rent growth, 6 % investment return) buying overtakes renting after a few years. But lowering price growth to 1 % or raising the investment return moves the crossover by years. That is why several scenarios are worth checking.
What purchase costs should I enter?
On the secondary market: 2 % transfer tax, notary and registry fees, agent commission – usually 3–5 % of the price in total, plus fit-out or renovation. New-build has no transfer tax but fit-out often costs more. Selling cost is mainly agent commission, 1.5–3 %.
What does the calculator leave out?
Stability (nobody can terminate your lease), freedom to move, the risk of holding wealth in a single flat, changes in the loan rate and tax on a sale within 5 years. They are part of the decision that cannot be reduced to one number.
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