IE
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Buy Worth
€1,234,762
Rent Worth
-€3,324,946
Break-even
1
Compare renting vs buying a home. 30-year wealth projection with equity accumulation, opportunity cost, and break-even analysis.
✅ Buy Wins
€4,559,708
Buying nets you more over 30 years — break-even at year 1
Buy Net Worth
€1,234,762
Rent Net Worth
-€3,324,946
Monthly Payment
€1,719
Buy (mortgage)
Monthly Rent
€1,800
Rent (year 1)
Difference
€81
Rent costs more/mo
Rate Sensitivity — Break-even Year
Rates 3%→6%: break-even shifts from Y1 to Y11. Higher rates = rent longer.
Buy Net Worth Waterfall
Buying Costs
Renting Costs
Decision Guide
The 10-Year Rule
If you plan to stay 10+ years, buying almost always wins due to equity accumulation. Under 5 years, renting + investing the difference typically wins.
Costs Matter
Round-trip transaction costs (buy + sell) are ~5.5% of the property value. On a €400k home, that's €22k — must be recovered via appreciation.
Dublin vs Regional
Dublin break-even: ~12-15 years. Regional Ireland: ~5-8 years. The difference is driven by higher Dublin prices vs similar rents.
Frequently Asked Questions
The answer depends on how long you stay. Buying wins over 10-15 years due to equity accumulation. Renting wins short-term due to transaction costs.
The year when buying becomes cheaper than renting. In Dublin, typically year 10-15. In regional Ireland, year 5-8. Our calculator finds your exact break-even.
Deposit, mortgage payments, property tax (LPT), home insurance, maintenance (1% of value/yr), stamp duty, legal fees, and selling costs (agent + legal ~4%).
Your €50k deposit could be invested instead. At 7% annual return, that grows to €130k in 14 years — significant opportunity cost of buying.
Yes — 2-4% annual rent inflation is typical. RPZ limits to 2%/yr in designated areas. Our calculator factors in rent inflation.
At 4% annual appreciation, a €400k home is worth €720k in 15 years. This is the main wealth driver for buying.
1-2% of property value per year is standard. A €400k home needs €4k-€8k/yr for upkeep. Renters don't pay maintenance.
Yes — buying costs ~1.5% (stamp duty + legal). Selling costs ~4% (agent + legal). Total round trip: ~5.5% — that's €22k on a €400k home.
Fixed rates protect against rate rises. Variable rates can increase. Our calculator uses a constant rate — stress-test with higher rates.
Renters can relocate easily. This has real value for career mobility. The calculator doesn't quantify this — consider it as a personal factor.
Scenario-based suggestions to help you validate your result and explore the next decision point.