Recently I had a heated discussion about which one is better: buying a house or renting a house.
I kept saying that renting a house was cheaper than buying a house and here’s why:
– The government will not keep subsidizing your loan
– Housing prices will not forever keep going up faster than the rise of wages
– Gold will increase much faster than real estate due to inflation
– Taxes on property are high and will keep increasing
– Maintenance on property needs to be paid by the owner of the house
– Mortgages will rise in interest rate and will collapse the price of houses
If we make following assumptions:
– The average rent of an appartment in Belgium: 715 euro/month (2010) (
house rent)
– The average price of an appartment in Belgium: 215000 euro (2010) (
house price)
– Inflation rate: 3.5%
– Mortgage interest rate 5.5%
– 30% down payment
– Rent inflation 3.5%
– Interest on investment in gold: 5%/year (gold will at least triple in price in 30 years)
– 30 year mortgage
– Maintenance 1000 euro/year
– 6450 euro closing costs
– 2300 euro tax/year
– Depreciation of house: 1% a year (your appartment will lose value year over year due to style that gets old and due to the fact that people will pay less for a house that has been lived in for 30 years)
Conclusion:
Buying does not become better than renting during the first 30 years.
Here’s how much you’re out under each scenario:
$480,804 to buy the house.
$189,411 from renting if you invest the difference.
$575,490 from renting if you don’t invest.
If you rent and religiously invest the difference between what you would have paid for a house and what you’re paying in rent, you can earn a return of $386,078 (after taxes). This helps make renting a better deal.
Buying |
Renting |
|
$674,112 |
$575,490 |
Cash spent |
–$206,746 |
|
Home value |
$13,439 |
|
Closing costs on resale |
$480,804 |
$575,490 |
Net spent (if not investing) (lower number wins) |
|
–$386,078 |
<a class="helpy" href="http://michaelbluejay.com/house/rentvsbuy.html#" style="text-decoration: none;" title="Buying a home costs more at first than renting, but buying is an investment. But there's a way to make renting an investment: Take the money you save each year by renting instead of buying, and invest it in something (e.g., mutual funds). Usually this isn't enough to make renting a better deal, but sometimes it will, and the calculator will tell you if it does. Some people prefer to go this route even if it's a worse deal because they don't want to be tied down to a house for several years. // Note that getting the return listed in the calculator requires that you religiously invest allthe money you save by renting. I don’t think most people are disciplined enough to do this. If that’s you then you won’t see the kind of returns reported in the calculator. // In any event, the Renting side of the results is shown both with and without the ‘investing the difference’ bit, so you can easily see what the results look like in each case. Note that the investment amount is the net amount *after* paying taxes on it. // The return is just that, the return only. (Principal isn’t included.)”>Less return on investment |
$480,804 |
$189,411 |
Net spent (lower number wins) |