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Should you rent or buy?

Put the same home side by side: bought with a mortgage, or rented while the money you'd have put down is invested. See which leaves you better off, and from which year.

From Wohnung 3+1 zum Kauf, 76 m²: its asking price, floor area and Bytky's rent estimate. Open the listing

Start from an area

Pick a town, district or neighbourhood and a layout. The price and the rent become the area's medians today.

The home

Without the charges for services (heating, water, the lift).

If you buy

999.800 Kč of your own money. Under 36, banks may lend up to 90 %.

Worked out for 76 m²: repair fund, administration, insurance and property tax.

Over the years

Buy: after 10 years3,5 Mio. Kč

Rent: after 10 years2,4 Mio. Kč

The result

Buying comes out ahead from year 2. After 10 years you'd have 1.096.425 Kč more than if you rented.

A month in the first year

Buying
23.718 Kča month
Renting
17.417 Kča month
Buying
Mortgage: 21.322 Kč · Owner's costs: 2.188 Kč · Upkeep: 2.083 Kč · Tax relief: −1.875 Kč
Cash on day one
1.016.800 Kč
Mortgage: 3.999.200 Kč

What you'd have after 10 years

If you buy
3.462.887 Kč
If you rent
2.366.462 Kč
Break-even
Year 2
Find homes on the map

What you'd have at each year's end

Year by year

Year by year
YearHome valueStill owedPaid to ownPaid in rentBuying: you'd haveRenting: you'd have
15.148.970 Kč3.939.558 Kč284.616 Kč209.004 Kč1.069.267 Kč1.149.194 Kč
25.303.439 Kč3.876.903 Kč286.152 Kč215.280 Kč1.297.049 Kč1.282.452 Kč
35.462.542 Kč3.811.081 Kč287.748 Kč221.736 Kč1.533.510 Kč1.416.498 Kč
45.626.419 Kč3.741.934 Kč289.368 Kč228.384 Kč1.778.997 Kč1.551.204 Kč
55.795.211 Kč3.669.291 Kč291.048 Kč235.236 Kč2.033.875 Kč1.686.464 Kč
65.969.067 Kč3.592.978 Kč292.788 Kč242.292 Kč2.298.517 Kč1.822.164 Kč
76.148.139 Kč3.512.808 Kč294.564 Kč249.564 Kč2.573.322 Kč1.958.155 Kč
86.332.584 Kč3.428.587 Kč296.400 Kč257.052 Kč2.858.698 Kč2.094.301 Kč
96.522.561 Kč3.340.110 Kč298.296 Kč264.756 Kč3.155.070 Kč2.230.463 Kč
106.718.238 Kč3.247.162 Kč300.240 Kč272.700 Kč3.462.887 Kč2.366.462 Kč

Thinking of letting it instead? Work out its cash flow

Reader poll

Do you own the home you live in?

Anonymous, one answer per browser. We use the answers to learn who reads Bytky.

How the comparison works

The same home, bought or rented, month by month for the years you stay. Money is never left idle: whoever pays less in a month invests the difference, and both earn the same return.

What it counts

  • Buying: the down payment and the purchase costs on the first day, then each month the mortgage, the owner's costs and upkeep. The home's value grows each year.
  • Renting: the rent, rising once a year. The charges for services are left out, because owners pay them too.
  • The renter invests what the buyer put down on day one. After that, each month, whichever side pays less invests the difference.
  • At each year's end the buyer sells: the home's value, less the mortgage still owed and the selling costs, plus their investments. The renter has their investments.
  • Mortgage interest on your own home lowers your income tax base, up to a yearly cap; the saving comes back once a year with the tax return.

What it leaves out

  • Inflation: everything is in today's crowns as they'll be paid, not adjusted to today's value.
  • Rate changes: the rate stays the same for the whole term, though real mortgages are re-fixed every few years.
  • Moving and furnishing, which both sides pay.
  • Tax on investment gains: shares and funds held for over three years are free of income tax in Czechia.
  • Risk: a home's value and investments can fall as well as rise, and neither is certain.

Every starting figure and its source

Verified figures come from the law or the ČNB, checked on the date shown. Assumptions are typical values: change them to yours.

Questions

Questions about renting or buying

Is it better to rent or buy in Czechia?

It depends on three things: how many years of rent the home costs, how long you'll stay, and what your money would earn elsewhere. Where homes cost many years of rent, renting and investing the difference can leave you ahead for a long time; where rents are high against prices, buying catches up sooner. Put in your own figures, or start from an area to use its live medians.

How long do I need to stay for buying to pay off?

The calculator shows the break-even year: the first year's end from which selling would leave you better off than having rented. Buying costs about 17.000 Kč in fees up front and selling about 3 % of the price at the end, so short stays favour renting.

What does an owner pay that a tenant doesn't?

The building's repair fund, its administration, insurance of the home, the yearly property tax and repairs inside the home. Tenants and owners both pay the charges for services such as heating and water, so the calculator leaves those out.

Can I deduct mortgage interest from my taxes?

Yes, for your own home. The interest lowers your income tax base by up to 150.000 Kč a year for loans from 2021, or 300.000 Kč for older ones, which saves 15 % of the interest you deduct. The calculator assumes you pay at least that much income tax in Czechia; switch the relief off if you don't.

How much do I need to put down?

At least 20 % of the price. The ČNB caps a mortgage at 80 % of the home's value, or 90 % for applicants under 36. On top come the purchase costs: the cadastre fee and a lawyer for the contract and escrow.

Is this financial advice?

No. It's a model with the assumptions shown on this page. A mortgage adviser can tell you what a bank would actually lend you and at what rate.

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