Real Estate Calculator India -- Property ROI & Rent vs Buy
Calculate your property investment return including rental yield and capital appreciation. See the true total cost of buying with stamp duty, registration, brokerage, interiors, and home loan interest. Compare rent vs buy with break-even analysis. Side-by-side comparison with NIFTY 50, PPF, and FD returns. Updated with FY 2025-26 rates.
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How to Use This Calculator
Property ROI tab
Enter your property price, expected monthly rent, annual appreciation rate, and holding period. The calculator shows your gross and net rental yield, capital appreciation, total return CAGR, and a side-by-side comparison with NIFTY 50, PPF, and FD returns for the same investment amount. Use this to evaluate whether a specific property is a good investment.
True Cost of Buying tab
See every rupee you will spend beyond the property price: stamp duty, registration, brokerage, interiors, home loan interest, and maintenance over your holding period. Toggle the home loan on/off to compare cash purchase vs financed purchase. This tab reveals the true total cost that most buyers underestimate by 30-50%.
Rent vs Buy tab
Enter your current rent and the property price you are considering. The calculator finds the break-even year where buying becomes cheaper than renting, accounting for rent inflation, property appreciation, loan EMI, and all acquisition costs. See a year-by-year comparison to make an informed decision.
Share your result
Every input is encoded in the URL. Click Share to send your exact scenario to your family, financial advisor, or property agent.
The Formula
Real estate returns in India come from two sources: rental income and capital appreciation. Here are the key formulas used:
Rental Yield (%) = (Annual Rent / Property Price) × 100
Net Rental Yield:
Net Yield (%) = (Annual Rent - Maintenance - Vacancy) / Property Price × 100
Total Return (CAGR):
CAGR = [(Future Value + Net Rental Income) / Purchase Price]^(1/Years) - 1
EMI (for home loan):
EMI = P × r × (1+r)^n / [(1+r)^n - 1]
Where P = loan amount, r = monthly rate, n = total months
Break-even Year (Rent vs Buy):
Year where: Cumulative Rent Paid > (Total Cash Spent on Buying - Property Equity)
Indian Benchmarks:
Rental yield: 2-3% (metros) | Appreciation: 5-8% CAGR
NIFTY 50: ~12% CAGR | PPF: 7.1% | FD: 7%
Home loan rate: 8.5-9.5% | Stamp duty: 5-7%
In India, rental yield alone (2-3%) is much lower than Western markets. The real return comes from capital appreciation + leverage. A property bought with 80% loan at 5% appreciation effectively gives higher ROI on your own capital (down payment), though the total interest cost can be substantial.
Example
Rahul and Neha -- evaluating a โน75 lakh flat in Bangalore
Rahul and Neha are considering buying a 2BHK apartment in Bangalore's Whitefield area for โน75,00,000. They currently pay โน25,000/month in rent. They want to know if buying makes financial sense.
Step 1: Property ROI analysis
Step 2: True cost of buying
Step 3: Rent vs Buy verdict
At these assumptions, buying breaks even around year 7. Since Rahul and Neha plan to stay 10+ years in Bangalore, buying makes financial sense. The EMI (โน53,964) is significantly higher than their rent (โน25,000), so they need to budget for the higher monthly outflow. Their total return CAGR of ~7.5% is lower than NIFTY (12%), but includes the benefit of living in their own home.