Compare rent & invest, rental property, and owner-occupied over 30 years
Free buy or rent calculator for Germany: compare rent & invest, buy-to-let rental property, and owner-occupied home ownership over 30 years — with mortgage, tax, and transfer tax modelling.
Marktdaten
Indicative rates for purchasing an existing property.
| Rate | Bedingungen | Sources | Datum |
|---|
Eigenkapital-Szenarien:
Steuern
Tax rates and rules used in the simulation
| Assumption | Value | Source |
|---|---|---|
| Income tax (joint splitting) | 12.348 € Freibetrag, progressiv bis 45 % | §32a EStG (Einkommensteuertarif 2026) |
| Rental income (Strategy B) | Rental income taxable; deductible expenses (interest, AfA, maintenance, property tax, insurance, non-pass-through Hausgeld) | §21 EStG (Einkünfte aus Vermietung und Verpachtung) |
| Depreciation (AfA) | 2.0 % linear auf 80.0 % Gebäudeanteil | §7 EStG (Absetzung für Abnutzung) |
| Real estate transfer tax | 6.0 % (BE: 6.0 %) | Grunderwerbsteuergesetz (GrEStG) |
| Notary + land registry | 1.5 % | BMF — Kaufnebenkosten |
| Owner-occupied (Strategy C) | No rental income, no deductible expenses, mortgage interest not deductible | §21 EStG (Einkünfte aus Vermietung und Verpachtung) |
| Speculation period | Capital gains tax-free after 10 years — sale not modeled | §23 EStG (Private Veräußerungsgeschäfte) |
Plausibilität
These values are used in the simulation — verify your inputs.
Household income (net)
7.500 € / Monat
Monthly savings
4.500 € / Monat
Computed: income − expenses
Annual savings (invested)
54.000 € @ 7.0 %
Real estate transfer tax
6.0 % → 24.000 €
Notary + land registry
6.000 €
Broker
14.280 €
Purchase costs (owner-occupied)
44.280 €
Purchase costs (investment)
44.280 €
Property tax (estimated)
340 € / Jahr
Estimated taxable income (household)
117.510 € / Jahr
Marginal tax rate
38.0 %
Available down payment: Nur liquides Kapital
80.000 €
Available down payment: Liquid + investiertes Kapital
90.000 €
Ergebnisse
| Variant | Net worth ↓ | Portfolio value | Property equity | Total invested | Interest paid | Rent paid | Rental income tax paid | Break-even vs. A |
|---|---|---|---|---|---|---|---|---|
| Rent & Invest | 3.484.137 € | 3.484.137 € | 0 € | 746.204 € | 0 € | 893.796 € | 0 € | — |
| Year | Rent & Invest |
|---|---|
| 0 | 100.000 € |
| 1 | 141.206 € |
| 2 | 184.824 € |
| 3 | 231.016 € |
| 4 | 279.949 € |
| 5 | 331.808 € |
| 6 | 386.787 € |
| 7 | 445.094 € |
| 8 | 506.951 € |
| 9 | 572.597 € |
| 10 | 642.285 € |
| 11 | 716.288 € |
| 12 | 794.897 € |
| 13 | 878.421 € |
| 14 | 967.195 € |
| 15 | 1.061.573 € |
| 16 | 1.161.935 € |
| 17 | 1.268.688 € |
| 18 | 1.382.267 € |
| 19 | 1.503.136 € |
| 20 | 1.631.792 € |
| 21 | 1.768.768 € |
| 22 | 1.914.631 € |
| 23 | 2.069.989 € |
| 24 | 2.235.495 € |
| 25 | 2.411.841 € |
| 26 | 2.599.774 € |
| 27 | 2.800.089 € |
| 28 | 3.013.637 € |
| 29 | 3.241.328 € |
| 30 | 3.484.137 € |
| Variant | Net worth ↓ | Portfolio value | Property equity | Total invested | Interest paid | Rent paid | Rental income tax paid | Break-even vs. A |
|---|---|---|---|---|---|---|---|---|
| 30% EK, 10J ZB [Liquid + 50% investiert] | 3.246.568 € | 2.574.972 € | 671.596 € | 739.765 € | 243.246 € | 893.796 € | 26.212 € | 3 |
| 30% EK, 15J ZB [Liquid + 50% investiert] | 3.246.568 € | 2.574.972 € | 671.596 € | 739.765 € | 243.246 € | 893.796 € | 26.212 € | 3 |
| 20% EK, 10J ZB [Liquid EK] | 3.206.136 € | 2.539.941 € | 666.195 € | 740.330 € | 251.093 € | 893.796 € | 23.202 € | — |
| 20% EK, 15J ZB [Liquid EK] | 3.206.136 € | 2.539.941 € | 666.195 € | 740.330 € | 251.093 € | 893.796 € | 23.202 € | — |
| 30% EK, 10J ZB [Liquid EK] | 3.206.136 € | 2.539.941 € | 666.195 € | 740.330 € | 251.093 € | 893.796 € | 23.202 € | — |
| 30% EK, 15J ZB [Liquid EK] | 3.206.136 € | 2.539.941 € | 666.195 € | 740.330 € | 251.093 € | 893.796 € | 23.202 € | — |
| 20% EK, 10J ZB [Liquid + 50% investiert] | 3.206.136 € | 2.539.941 € | 666.195 € | 730.330 € | 251.093 € | 893.796 € | 23.202 € | — |
| 20% EK, 15J ZB [Liquid + 50% investiert] | 3.206.136 € | 2.539.941 € | 666.195 € | 730.330 € | 251.093 € | 893.796 € | 23.202 € | — |
| 10% EK, 10J ZB [Liquid EK] | 3.163.944 € | 2.519.353 € | 644.591 € | 702.565 € | 282.479 € | 893.796 € | 11.184 € | — |
| 10% EK, 15J ZB [Liquid EK] | 3.163.944 € | 2.519.353 € | 644.591 € | 702.565 € | 282.479 € | 893.796 € | 11.184 € | — |
| 10% EK, 10J ZB [Liquid + 50% investiert] | 3.163.944 € | 2.519.353 € | 644.591 € | 698.285 € | 282.479 € | 893.796 € | 11.184 € | — |
| 10% EK, 15J ZB [Liquid + 50% investiert] | 3.163.944 € | 2.519.353 € | 644.591 € | 698.285 € | 282.479 € | 893.796 € | 11.184 € | — |
| EK \ ZB | 10J | 15J |
|---|---|---|
| 10% | 3.163.944 € | 3.163.944 € |
| 20% | 3.206.136 € | 3.206.136 € |
| 30% | 3.206.136 € | 3.206.136 € |
| Year | 10% EK, 10J ZB [Liquid EK] | 10% EK, 15J ZB [Liquid EK] | 20% EK, 10J ZB [Liquid EK] | 20% EK, 15J ZB [Liquid EK] | 30% EK, 10J ZB [Liquid EK] | 30% EK, 15J ZB [Liquid EK] | 10% EK, 10J ZB [Liquid + 50% investiert] |
|---|---|---|---|---|---|---|---|
| 0 | 55.720 € | 55.720 € | 80.000 € | 80.000 € | 80.000 € | 80.000 € | 55.720 € |
| 1 | 100.898 € | 100.898 € | 125.067 € | 125.067 € | 125.067 € | 125.067 € | 100.898 € |
| 2 | 148.103 € | 148.103 € | 172.186 € | 172.186 € | 172.186 € | 172.186 € | 148.103 € |
| 3 | 197.460 € | 197.460 € | 221.490 € | 221.490 € | 221.490 € | 221.490 € | 197.460 € |
| 4 | 249.111 € | 249.111 € | 273.117 € | 273.117 € | 273.117 € | 273.117 € | 249.111 € |
| 5 | 303.199 € | 303.199 € | 327.213 € | 327.213 € | 327.213 € | 327.213 € | 303.199 € |
| 6 | 359.883 € | 359.883 € | 383.939 € | 383.939 € | 383.939 € | 383.939 € | 359.883 € |
| 7 | 419.329 € | 419.329 € | 443.461 € | 443.461 € | 443.461 € | 443.461 € | 419.329 € |
| 8 | 481.716 € | 481.716 € | 505.961 € | 505.961 € | 505.961 € | 505.961 € | 481.716 € |
| 9 | 547.234 € | 547.234 € | 571.630 € | 571.630 € | 571.630 € | 571.630 € | 547.234 € |
| 10 | 616.083 € | 616.083 € | 640.672 € | 640.672 € | 640.672 € | 640.672 € | 616.083 € |
| 11 | 688.481 € | 688.481 € | 713.306 € | 713.306 € | 713.306 € | 713.306 € | 688.481 € |
| 12 | 764.659 € | 764.659 € | 789.766 € | 789.766 € | 789.766 € | 789.766 € | 764.659 € |
| 13 | 844.861 € | 844.861 € | 870.298 € | 870.298 € | 870.298 € | 870.298 € | 844.861 € |
| 14 | 929.350 € | 929.350 € | 955.170 € | 955.170 € | 955.170 € | 955.170 € | 929.350 € |
| 15 | 1.018.408 € | 1.018.408 € | 1.044.663 € | 1.044.663 € | 1.044.663 € | 1.044.663 € | 1.018.408 € |
| 16 | 1.112.334 € | 1.112.334 € | 1.139.081 € | 1.139.081 € | 1.139.081 € | 1.139.081 € | 1.112.334 € |
| 17 | 1.211.444 € | 1.211.444 € | 1.238.744 € | 1.238.744 € | 1.238.744 € | 1.238.744 € | 1.211.444 € |
| 18 | 1.316.081 € | 1.316.081 € | 1.344.000 € | 1.344.000 € | 1.344.000 € | 1.344.000 € | 1.316.081 € |
| 19 | 1.426.608 € | 1.426.608 € | 1.455.216 € | 1.455.216 € | 1.455.216 € | 1.455.216 € | 1.426.608 € |
| 20 | 1.543.416 € | 1.543.416 € | 1.572.785 € | 1.572.785 € | 1.572.785 € | 1.572.785 € | 1.543.416 € |
| 21 | 1.666.919 € | 1.666.919 € | 1.697.125 € | 1.697.125 € | 1.697.125 € | 1.697.125 € | 1.666.919 € |
| 22 | 1.797.559 € | 1.797.559 € | 1.828.687 € | 1.828.687 € | 1.828.687 € | 1.828.687 € | 1.797.559 € |
| 23 | 1.935.812 € | 1.935.812 € | 1.967.950 € | 1.967.950 € | 1.967.950 € | 1.967.950 € | 1.935.812 € |
| 24 | 2.082.185 € | 2.082.185 € | 2.115.426 € | 2.115.426 € | 2.115.426 € | 2.115.426 € | 2.082.185 € |
| 25 | 2.237.218 € | 2.237.218 € | 2.271.659 € | 2.271.659 € | 2.271.659 € | 2.271.659 € | 2.237.218 € |
| 26 | 2.401.488 € | 2.401.488 € | 2.437.238 € | 2.437.238 € | 2.437.238 € | 2.437.238 € | 2.401.488 € |
| 27 | 2.575.612 € | 2.575.612 € | 2.612.784 € | 2.612.784 € | 2.612.784 € | 2.612.784 € | 2.575.612 € |
| 28 | 2.760.252 € | 2.760.252 € | 2.798.966 € | 2.798.966 € | 2.798.966 € | 2.798.966 € | 2.760.252 € |
| 29 | 2.956.112 € | 2.956.112 € | 2.996.496 € | 2.996.496 € | 2.996.496 € | 2.996.496 € | 2.956.112 € |
| 30 | 3.163.944 € | 3.163.944 € | 3.206.136 € | 3.206.136 € | 3.206.136 € | 3.206.136 € | 3.163.944 € |
| Year | Portfolio value | Property equity |
|---|---|---|
| 0 | 15.720 € | 40.000 € |
| 1 | 43.582 € | 57.317 € |
| 2 | 73.368 € | 74.735 € |
| 3 | 105.197 € | 92.263 € |
| 4 | 139.199 € | 109.911 € |
| 5 | 175.510 € | 127.689 € |
| 6 | 214.277 € | 145.606 € |
| 7 | 255.658 € | 163.672 € |
| 8 | 299.820 € | 181.896 € |
| 9 | 346.946 € | 200.288 € |
| 10 | 397.224 € | 218.859 € |
| 11 | 450.863 € | 237.618 € |
| 12 | 508.082 € | 256.576 € |
| 13 | 569.117 € | 275.744 € |
| 14 | 634.219 € | 295.131 € |
| 15 | 703.659 € | 314.750 € |
| 16 | 777.724 € | 334.610 € |
| 17 | 856.721 € | 354.723 € |
| 18 | 940.981 € | 375.100 € |
| 19 | 1.030.856 € | 395.752 € |
| 20 | 1.126.724 € | 416.692 € |
| 21 | 1.228.988 € | 437.930 € |
| 22 | 1.338.079 € | 459.480 € |
| 23 | 1.454.460 € | 481.353 € |
| 24 | 1.578.623 € | 503.562 € |
| 25 | 1.711.099 € | 526.119 € |
| 26 | 1.852.451 € | 549.037 € |
| 27 | 2.003.282 € | 572.330 € |
| 28 | 2.164.241 € | 596.011 € |
| 29 | 2.336.019 € | 620.093 € |
| 30 | 2.519.353 € | 644.591 € |
| Variant | Net worth ↓ | Portfolio value | Property equity | Total invested | Interest paid | Rent paid | Rental income tax paid | Break-even vs. A |
|---|---|---|---|---|---|---|---|---|
| 30% EK, 10J ZB [Liquid + 50% investiert]Best | 3.673.272 € | 3.001.676 € | 671.596 € | 905.012 € | 243.246 € | 0 € | 0 € | 2 |
| 30% EK, 15J ZB [Liquid + 50% investiert] | 3.673.272 € | 3.001.676 € | 671.596 € | 905.012 € | 243.246 € | 0 € | 0 € | 2 |
| 20% EK, 10J ZB [Liquid EK] | 3.621.793 € | 2.955.598 € | 666.195 € | 902.566 € | 251.093 € | 0 € | 0 € | 4 |
| 20% EK, 15J ZB [Liquid EK] | 3.621.793 € | 2.955.598 € | 666.195 € | 902.566 € | 251.093 € | 0 € | 0 € | 4 |
| 30% EK, 10J ZB [Liquid EK] | 3.621.793 € | 2.955.598 € | 666.195 € | 902.566 € | 251.093 € | 0 € | 0 € | 4 |
| 30% EK, 15J ZB [Liquid EK] | 3.621.793 € | 2.955.598 € | 666.195 € | 902.566 € | 251.093 € | 0 € | 0 € | 4 |
| 20% EK, 10J ZB [Liquid + 50% investiert] | 3.621.793 € | 2.955.598 € | 666.195 € | 892.566 € | 251.093 € | 0 € | 0 € | 4 |
| 20% EK, 15J ZB [Liquid + 50% investiert] | 3.621.793 € | 2.955.598 € | 666.195 € | 892.566 € | 251.093 € | 0 € | 0 € | 4 |
| 10% EK, 10J ZB [Liquid EK] | 3.535.541 € | 2.890.950 € | 644.591 € | 852.784 € | 282.479 € | 0 € | 0 € | 9 |
| 10% EK, 15J ZB [Liquid EK] | 3.535.541 € | 2.890.950 € | 644.591 € | 852.784 € | 282.479 € | 0 € | 0 € | 9 |
| 10% EK, 10J ZB [Liquid + 50% investiert] | 3.535.541 € | 2.890.950 € | 644.591 € | 848.504 € | 282.479 € | 0 € | 0 € | 9 |
| 10% EK, 15J ZB [Liquid + 50% investiert] | 3.535.541 € | 2.890.950 € | 644.591 € | 848.504 € | 282.479 € | 0 € | 0 € | 9 |
| EK \ ZB | 10J | 15J |
|---|---|---|
| 10% | 3.535.541 € | 3.535.541 € |
| 20% | 3.621.793 € | 3.621.793 € |
| 30% | 3.621.793 € | 3.621.793 € |
| Year | 10% EK, 10J ZB [Liquid EK] | 10% EK, 15J ZB [Liquid EK] | 20% EK, 10J ZB [Liquid EK] | 20% EK, 15J ZB [Liquid EK] | 30% EK, 10J ZB [Liquid EK] | 30% EK, 15J ZB [Liquid EK] | 10% EK, 10J ZB [Liquid + 50% investiert] |
|---|---|---|---|---|---|---|---|
| 0 | 55.720 € | 55.720 € | 80.000 € | 80.000 € | 80.000 € | 80.000 € | 55.720 € |
| 1 | 102.051 € | 102.051 € | 126.772 € | 126.772 € | 126.772 € | 126.772 € | 102.051 € |
| 2 | 150.757 € | 150.757 € | 175.974 € | 175.974 € | 175.974 € | 175.974 € | 150.757 € |
| 3 | 201.992 € | 201.992 € | 227.767 € | 227.767 € | 227.767 € | 227.767 € | 201.992 € |
| 4 | 255.923 € | 255.923 € | 282.319 € | 282.319 € | 282.319 € | 282.319 € | 255.923 € |
| 5 | 312.727 € | 312.727 € | 339.810 € | 339.810 € | 339.810 € | 339.810 € | 312.727 € |
| 6 | 372.592 € | 372.592 € | 400.435 € | 400.435 € | 400.435 € | 400.435 € | 372.592 € |
| 7 | 435.720 € | 435.720 € | 464.399 € | 464.399 € | 464.399 € | 464.399 € | 435.720 € |
| 8 | 502.326 € | 502.326 € | 531.922 € | 531.922 € | 531.922 € | 531.922 € | 502.326 € |
| 9 | 572.639 € | 572.639 € | 603.239 € | 603.239 € | 603.239 € | 603.239 € | 572.639 € |
| 10 | 646.905 € | 646.905 € | 678.600 € | 678.600 € | 678.600 € | 678.600 € | 646.905 € |
| 11 | 725.385 € | 725.385 € | 758.273 € | 758.273 € | 758.273 € | 758.273 € | 725.385 € |
| 12 | 808.359 € | 808.359 € | 842.545 € | 842.545 € | 842.545 € | 842.545 € | 808.359 € |
| 13 | 896.125 € | 896.125 € | 931.720 € | 931.720 € | 931.720 € | 931.720 € | 896.125 € |
| 14 | 989.003 € | 989.003 € | 1.026.125 € | 1.026.125 € | 1.026.125 € | 1.026.125 € | 989.003 € |
| 15 | 1.087.332 € | 1.087.332 € | 1.126.109 € | 1.126.109 € | 1.126.109 € | 1.126.109 € | 1.087.332 € |
| 16 | 1.191.477 € | 1.191.477 € | 1.232.043 € | 1.232.043 € | 1.232.043 € | 1.232.043 € | 1.191.477 € |
| 17 | 1.301.827 € | 1.301.827 € | 1.344.326 € | 1.344.326 € | 1.344.326 € | 1.344.326 € | 1.301.827 € |
| 18 | 1.418.797 € | 1.418.797 € | 1.463.383 € | 1.463.383 € | 1.463.383 € | 1.463.383 € | 1.418.797 € |
| 19 | 1.542.831 € | 1.542.831 € | 1.589.667 € | 1.589.667 € | 1.589.667 € | 1.589.667 € | 1.542.831 € |
| 20 | 1.674.402 € | 1.674.402 € | 1.723.665 € | 1.723.665 € | 1.723.665 € | 1.723.665 € | 1.674.402 € |
| 21 | 1.814.019 € | 1.814.019 € | 1.865.896 € | 1.865.896 € | 1.865.896 € | 1.865.896 € | 1.814.019 € |
| 22 | 1.962.222 € | 1.962.222 € | 2.016.912 € | 2.016.912 € | 2.016.912 € | 2.016.912 € | 1.962.222 € |
| 23 | 2.119.591 € | 2.119.591 € | 2.177.308 € | 2.177.308 € | 2.177.308 € | 2.177.308 € | 2.119.591 € |
| 24 | 2.286.744 € | 2.286.744 € | 2.347.716 € | 2.347.716 € | 2.347.716 € | 2.347.716 € | 2.286.744 € |
| 25 | 2.464.342 € | 2.464.342 € | 2.528.813 € | 2.528.813 € | 2.528.813 € | 2.528.813 € | 2.464.342 € |
| 26 | 2.653.093 € | 2.653.093 € | 2.721.324 € | 2.721.324 € | 2.721.324 € | 2.721.324 € | 2.653.093 € |
| 27 | 2.853.753 € | 2.853.753 € | 2.926.021 € | 2.926.021 € | 2.926.021 € | 2.926.021 € | 2.853.753 € |
| 28 | 3.067.128 € | 3.067.128 € | 3.143.732 € | 3.143.732 € | 3.143.732 € | 3.143.732 € | 3.067.128 € |
| 29 | 3.294.083 € | 3.294.083 € | 3.375.341 € | 3.375.341 € | 3.375.341 € | 3.375.341 € | 3.294.083 € |
| 30 | 3.535.541 € | 3.535.541 € | 3.621.793 € | 3.621.793 € | 3.621.793 € | 3.621.793 € | 3.535.541 € |
| Year | Portfolio value | Property equity |
|---|---|---|
| 0 | 15.720 € | 40.000 € |
| 1 | 44.734 € | 57.317 € |
| 2 | 76.022 € | 74.735 € |
| 3 | 109.729 € | 92.263 € |
| 4 | 146.012 € | 109.911 € |
| 5 | 185.038 € | 127.689 € |
| 6 | 226.986 € | 145.606 € |
| 7 | 272.049 € | 163.672 € |
| 8 | 320.431 € | 181.896 € |
| 9 | 372.351 € | 200.288 € |
| 10 | 428.046 € | 218.859 € |
| 11 | 487.767 € | 237.618 € |
| 12 | 551.783 € | 256.576 € |
| 13 | 620.381 € | 275.744 € |
| 14 | 693.871 € | 295.131 € |
| 15 | 772.582 € | 314.750 € |
| 16 | 856.867 € | 334.610 € |
| 17 | 947.104 € | 354.723 € |
| 18 | 1.043.697 € | 375.100 € |
| 19 | 1.147.078 € | 395.752 € |
| 20 | 1.257.710 € | 416.692 € |
| 21 | 1.376.089 € | 437.930 € |
| 22 | 1.502.742 € | 459.480 € |
| 23 | 1.638.238 € | 481.353 € |
| 24 | 1.783.182 € | 503.562 € |
| 25 | 1.938.224 € | 526.119 € |
| 26 | 2.104.056 € | 549.037 € |
| 27 | 2.281.423 € | 572.330 € |
| 28 | 2.471.117 € | 596.011 € |
| 29 | 2.673.990 € | 620.093 € |
| 30 | 2.890.950 € | 644.591 € |
Modell
Liability
Operator: Ramona Daniela Enache
The content and calculations in this tool are provided for general information and orientation only. Use of the tool does not create a tax advisory relationship (§ 2 StBerG), legal advisory relationship (RDG), or financial services relationship under German law (in particular § 85 WpHG, § 34f GewO).
Ramona Daniela Enache does not provide securities services, investment advice, or credit or financing advice. Strategies, scenarios, and results shown are not a solicitation or recommendation to buy, hold, or sell financial instruments, real estate, or other assets, and do not reflect your individual financial, tax, or risk situation.
Tax and legal information is based on simplified assumptions and may differ from your personal circumstances. For binding decisions, consult a tax advisor, lawyer, or other qualified professional.
All calculations rely on user-entered data, estimated parameters, and simplified models. No warranty is given for the accuracy, completeness, or timeliness of content or results. External data (e.g. mortgage rates) may be delayed, incomplete, or indicative only.
Ramona Daniela Enache is liable without limitation only for intent and gross negligence and for injury to life, body, or health. For slight negligence in breach of essential obligations, liability is limited to foreseeable, typically occurring damage. Otherwise, liability is excluded to the extent permitted by law.
You use this tool at your own risk. Investment, purchase, and financing decisions are yours alone, based on your own review and, where appropriate, professional advice.