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.
The decision to rent or buy a home in Ireland depends on property prices, interest rates, rental costs, and how long you plan to stay. This calculator compares the 10-year wealth-building potential of both options.
Enter the property price, your deposit, the mortgage rate, your monthly rent, and expected investment returns on your deposit savings. The tool projects your net worth after 10 years under both scenarios, accounting for stamp duty, legal fees, maintenance costs, and house price appreciation.
✅ 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.