Ich habe mir Wohnungen im Großraum Espoo (Matinkylä, Niittykumpu, Tapiola) angesehen Abkürzung und versuchte, die finanzielle Seite des Kaufs mit der Miete zu vergleichen.
Ich habe ein einfaches Google Sheet erstellt (Link unten) und in jedem Szenario, das ich teste, Mieten gewinnt finanziell immer. Deshalb würde ich gerne hören, ob ich etwas übersehe oder falsch darüber nachdenke.
Link zum Google Sheet (sehen Sie sich die Formel gerne an oder kopieren Sie sie, um sie selbst zu spielen)
https://docs.google.com/spreadsheets/d/1MbYAtIlQxsme_CJji_8V07xT2XNszWCmLEtfz3anbDA/edit?gid=115147388#gid=115147388
Meine Annahmen (Lassen Sie mich wissen, ob meine Annahme gültig ist)
- Ich suche eine 2-Zimmer-Wohnung, ca. 55–80 m².
Bei Anmietung:
- Miete ca. 1.400 €/Monat, Kaution 2 Monate (~3.000 €).
- Mieterhöhungen um 2 % pro Jahr.
- Ich investiere das, was ich spare, in ETFs und US-Aktien mit einer jährlichen Rendite von ca. 7 % nach Steuern.
Beim Kauf:
- Wohnungspreis: ~400.000 €.
- Anzahlung: 5 % (20.000 €). Ich kaufe zum ersten Mal ein Haus und kann daher eine Hypothek von 5 % aufnehmen, wenn ich möchte.
- Übertragungssteuer: 1,5 % (6.000 €).
- Bank-/Verwaltungsgebühren: insgesamt ca. 2.000 €.
- Hypothek: 12-Monats-Euribor + 0,4 % Marge (also jetzt ~2,5 %).
- Wartungsgebühr: 238 €/Monat.
- Nun, Kapitalüberlegung
- Der Wohnungswert steigt um 0,5 % pro Jahr (basierend auf aktuellen Daten zum Wohnungsindex).
- Verkaufspreis: 2 %.
- Kreditlaufzeit: 25 Jahre.
- Plan: Verkauf nach 5 Jahren.
Mietszenario:
- Gezahlte Gesamtmiete: ~87.000 €.
- Bargeld im Voraus (das ich nicht für den Kauf ausgegeben habe). Szenario kaufen (damit die Vorauszahlung ~28.000 € beträgt, kann ich sie investieren) wächst nach 5 Jahren auf ~39.000 €.
- Nettoergebnis: rund –45.000 € (negative 45.000).
Kaufszenario:
- Monatliche Hypothekenzahlung: 1.704,74 € (Nordea-Rechner zeigt ungefähr den gleichen Betrag an). https://www.nordea.fi/en/personal/our-services/loans/home-loans/what-does-a-home-loan-cost.html#/schauen Sie in Google Sheet nach der Formel)
- Monatliche Zahlung: 1.945 € (Hypothek + Unterhalt).
- Wohnungswert beim Verkauf: 410.100,50 €
- Verkaufspreis: 2 % (8202,01 EUR)
- Restkredit nach 5 Jahren: 321.708,68 € (Formel siehe Google Sheet)
- Gesamtauszahlung: ~144.000 €.
- Nach dem Verkauf (mit Wertsteigerung + Rückzahlung des Darlehens): ~80.000 € Cashback.
- Nettoergebnis: rund – 64.000 € (negativ 64k)
Das Mieten ist also auch nach fünf Jahren immer noch um etwa 20.000 bis 25.000 € günstiger als der Kauf.
Wenn meine Rechnung stimmt, dann Mieten scheint finanziell immer besser zu sein.
Also Warum kaufen Menschen immer noch Wohnungen in Espoo?
Selbst bei Investitionen (Kauf einer Wohnung und Miete) scheinen die Renditen nicht höher zu sein als die Investition des gleichen Geldes in ETFs oder Aktien.
Ich weiß, dass der Kauf einem Stabilität verleiht und „es gehört Ihnen“, aber rein finanziell gesehen, was fehlt mir hier?
Buying vs. Renting in Espoo metro region: help me understand why renting always looks better?
byu/pexea12 inFinland
Von pexea12
5 Kommentare
So you do all of that math just to prove that if you sell your house in 5y, instead of rent, its not a financially win?
Let’s say buying is a win, everybody gonna just buy house and resell in 5y, then everybody gonna be rich and Finland gonna be richest nation in planet
Think of buying the house to live, instead of getting profit out of it. There you go, that’s why buying is better.
Buying car is biggest financial waste, why people kept buying?
I think renters also pay lower home insurance fees compared to owners, plus even in a relatively new apartment there’s always something in upkeep costs which as a renter would be covered by your landlord.
I guess it’s possible you’ll come out on top as a renter. There are interesting numbers from Canada on [Ben Felix’s Youtube channel](https://www.youtube.com/watch?v=j4H9LL7A-nQ), mirroring your calculations. Even in Canada’s housing market, which has had exceptionally strong increase in housing values, renters win in terms of wealth accumulation, assuming they put the the money saved on total long-term housing costs (including condo fees, mortgage, upkeep, insurance, etc.) into a low-cost stock index fund.
That’s because once *everything* is factored in, renting tends to be just a bit cheaper, and even in places like Canada or San Francisco etc. with internationally exceptional increase in housing prices, it’s ultimately unimpressive compared to the long-term return of the stock market.
With all of the above, the critical caveat is that you MUST then put the money saved in the stock market (at low costs). Home owning can be useful for many people because it’s essentially forced saving, which people might otherwise not do despite their best intentions.
Personally, I still prefer to be a home owner, but it’s mainly for the stability: I know my family can stay long-term in the home of our choosing.
Well, that’s the Espoo/Helsinki price for you 😀 I have a 87m2 apartment in Vantaa, 3 years old. If I rent that apartment, it will cost around 1300-1400 (cheapest I can find is 1200 but very old) per month in the same area. And if I buy the same size apartment in the same area, I’m paying around 1500 (hoitovastike + interest + principal). I did similar calculation when I was about to buy this new apartment, and decided to just buy it. If I want to move somewhere else few years from now, I can just rent it out.
Next door is my kid daycare, school is about 1km, took me about 25mins to go to the center. 24/7 K-city is within 10min driving. Not Espoo/Helsinki level of living, but enough for me.
I am not sure where you find an apartment selling for 400k but only 1k4 in rent, can you give an example of the apartment on sale and the rental one? For example, in Tikkurila, near the train station, 85+m2 apartments are going for 350k+, and rent is around 1k7-1k8 last time I checked. So the rent usually correlates with the price of the apartment.
We pay less for loan + building maintenance than when we paid rent. The difference? Apartment we bought is twice the size than the one we rented and it’s in a better neighborhood.
Whether you buy or rent all depends on what you want out of your life. We wanted stability and a forever home.
Hi there,
I have rented for 5 years in espoo and recently decided to buy a house.
Your math seems to check out but rely on some assumptions. It assumes most people put all of their savings in ETFs. It’s quite uncommon, in my experience.
There are people like me who didn’t get proper financial education and ended using low yield safe saving accounts. I ended up having quite some cash on my hands. While I corrected the past investment ignorance with passive ETF monthly saving in the past few years, I still had quite some cash waiting to be used.
Investing everything in stocks in one go would be a safe option only for long term (over 10 years horizon).
So in this situation, I was able to put a large amount upfront for the house and pay limited total interests to the bank. But what hits first is the transfer tax, which at 3% (even for 1st home buyer) is quite painful.
Then you have maintenance costs, renovation, property tax… So clearly not a good investment.
But as pointed out earlier it isn’t about making an investment, it’s about enjoying life and convenience.
Why do people own summer cottages when they spend most of their time fixing them and paying hefty maintenance cost when they could Airbnb each summer?
Simply people fall in love with one specific place and they are willing to invest time and money for memories there.
Why do people own cars? It’s far cheaper to cycle or use public transport, but good luck getting to nuuksio or else in less than an hour.
For where you live it’s the same thing.
When you rent, there are quite many things you can not do. I was personally not inclined to buy equipment like dishwasher just for the thought of how am I going to move this to a new place (lazy I know).
When it’s yours you can do whatever you want, accumulate your life items, extra bikes, canoe, whatever, it’s all good because it’s never going to have to go anywhere. You can change however you want, add a car ev charger, add solar panels…
In the end, I think you are right, renting is better investment but eventually you will crave for something you can call your home base for life and there might a trigger that pushes you to buy.
For me it was a growing family : dog, baby, wanting more children in the future, but also my landlord decided to sell the flat. When you rent you really are in a temporary position where your landlord can ask you to leave anytime, if he wishes to sell. Not so nice to move the whole tribe and it’s stuff to a new rental, only to know you would need to go anytime.
So in my case, I was super happy to rent for a while, but a need for stability, larger place for a growing family plus cash on hand plus landlord kicking me out led me to decide buying was a better option for me now.
Perhaps this answers your questions : why do people still buy.
My advice would be : If you are in your 20s or early 30s, definitely rent, then use the invested money for your dream home later in life.