samlogic / lab · home horizon

Should you buy this Berlin flat?

Punch in the numbers. Drag ←→ on any of them. The answer updates live.

Listed at € . A similar place rents for € /mo . Stay years .

Cash up front … down payment plus Berlin closing costs (Notar, Grunderwerbsteuer, Makler).
Owning costs … in money you don't get back (interest, fees, upkeep) every month.

…

Where you'd be in 10 years

net worth, in today's terms
Buying & living in it …
Renting & investing the gap …

Net worth, year by year

…
Buying Renting

The math is open. Every line lives in src/lib/rent-vs-buy.ts. Defaults are Berlin: ~10% closing costs (Grunderwerbsteuer + Notar + Makler), 0.1% Grundsteuer (yearly property tax), the 10-year tax-free sale rule (Spekulationsfrist, the German speculation period), and German ETF tax with Vorabpauschale (annual prepaid tax on accumulating ETFs). The renting path assumes a global ETF (VWCE-style, 7% nominal, ~18.5% effective tax on gains).