Got a deposit?
See where it works hardest for you.
Buy to live in it, buy to rent it out, or stay renting and invest instead. We run the full numbers across all three — so you can decide with confidence.
1Your Situation
2Buy to Live
3Buy to Let
4Stay Renting
5Your Picture
Tell us the basics
Just four numbers. We'll use sensible UK averages for everything else — you can tweak them later.
£
£
This is the cash you'd put into a property — or invest if you stay renting.
£
Used to estimate tax on rental income.
Yes
No
First-time buyers pay less stamp duty.
⚙️
Adjust assumptions (rates, growth, fees)
%/yr
UK average ~3%.
%
Today's typical: 4–5.5%.
yrs
%/yr
If you invest your deposit instead.
£
£
Solicitor, survey, etc.
If you bought to live in
Here's what your monthly payment would look like, and how the mortgage shifts from interest to equity over time.
Monthly mortgage payment
£0
Loan-to-value: 0%
📊
See how payments split between interest and equity
Year 1 of your mortgage
Year 1Year 25
To equity
To interest
This year's equity
—
This year's interest
—
Balance remaining
—
Equity built so far
—
Interest paid so far
—
Total cost so far
—
▼See full year-by-year schedule
Year
Annual payment
To equity
To interest
Balance
Equity %
Buying to rent out
If you bought this place as an investment, what would tenants pay you in rent?
£
The gross rent tenants would pay each month for this property.
Personally
Ltd company
Personally is simpler. Limited company is best for higher-rate taxpayers building a portfolio.
🏚 Limited company (SPV)
Mortgage interest is fully deductible. Corporation tax 25% on profit. Stamp duty has +3% surcharge. You'll need a specialist BTL mortgage and accountant.
If you stayed renting
Your deposit stays liquid, and you can invest it. Here's what we need to know.
£
What you'd pay to rent something equivalent to the place you'd buy.
💰
I already have other investments
£
ⓘ Your deposit is already included separately. This is just for any extra investments you already hold.
Your answer
Based on the numbers you've given us:
Best financial return
—
—
10 years
3 yrs30 yrs
📈
Wealth Over Time
How your wealth grows in each scenario.
Buy to live
Buy to let
Stay renting
📊
See the full breakdown
›
🧐
Lifestyle factors
›
Buy to live — stability, no landlord, yours to decorate. But illiquid and expensive to exit.
Buy to let — rental income and capital growth, but you're a landlord. Voids, repairs, tenants, tax returns.
Stay renting — maximum flexibility, no maintenance headaches. But rent rises, no equity, and you're at the landlord's mercy.
Limited company BTL — best for higher-rate taxpayers building a portfolio. Needs specialist advice before setting up.
These are projections, not guarantees — markets and interest rates move. The best decision depends on your life, not just the maths.
📄 Download your personalised PDF reportAll scenarios side by side — clear enough to share with a mortgage adviser.