Rent or buy a flat — which pays off (2026)
Most calculators compare a mortgage instalment with rent — and that's the mistake that makes people decide badly. An honest comparison needs three things people forget: money locked in a down payment stops earning (opportunity cost), an owner pays property tax, a repair fund and renovations, and a tenant loses nothing on transaction costs. This calculator computes all of it and shows the one number that matters: after how many years buying starts to win.
Buying
Renting
Long-term assumptions
Model: equal instalments, opportunity cost computed on upfront cash and on the monthly spending difference (if renting is cheaper, the surplus is invested). Property value grows at the given rate; 3% selling costs are deducted at the end. 19% capital-gains tax on savings returns. Not included: property insurance, tax relief on sale after 5 years, moving costs.
An indicative, informational estimate — not investment, tax advice or an offer. Growth forecasts are assumptions, not predictions — the market may behave differently.
Going for the purchase? Compute the full upfront cash →Market data (as of 07.2026)
| City | Price per m² (secondary) | Rent 50 m² | Service charge |
|---|---|---|---|
| Warszawa | 16 393 zł | 3 895 zł | 14 zł/m² |
| Kraków | 15 110 zł | 3 082 zł | 12 zł/m² |
| Wrocław | 12 405 zł | 2 990 zł | 12 zł/m² |
| Gdańsk | 13 100 zł | 2 476 zł | 13 zł/m² |
| Poznań | 10 900 zł | 2 636 zł | 11 zł/m² |
| Łódź | 7 971 zł | 2 300 zł | 10 zł/m² |
| Katowice | 8 054 zł | 1 820 zł | 10 zł/m² |
Transaction prices from notarial deeds (NBP, Q1 2026), rents from listings (Otodom Analytics, February 2026). These are averages — your specific deal may differ by over ten percent.
What the calculator can't price — and what often matters more
- Mobility: renting lets you change city in a month. Selling a flat takes 3–6 months and thousands in costs.
- Interest-rate risk: on a variable-rate loan the instalment can rise. Check you'd survive a rate 2–3pp higher.
- Stability: an owner can't be given notice and can renovate. A tenant depends on the landlord.
- Liquidity: a flat is wealth you can't turn into cash quickly without a loss.
- Job-loss risk: renting lets you move somewhere cheaper. A mortgage can't be shrunk.
See also: