Flat vs Mutual Fund Calculator

Flat vs Mutual Fund

Same starting capital, year-by-year, with breakeven CAGR in both directions.

How the two sides are kept fair

Down payment = mutual fund lumpsum. The ₹17,50,000 you'd put down on the property is the exact same ₹17,50,000 the mutual fund side starts with — same cash, same day one. EMI = SIP installment. Every month you'd pay towards the loan, maintenance and property tax (net of any rent collected) is matched by an equal monthly SIP — currently ₹38,211/month based on year 1. Neither side gets a head start the other doesn't also get.

SIP mode

Property — purchase & financing

Property price

₹

Down payment

Stamp duty + registration (one-time)

Other one-time buying costs (broker, legal, moving-in, etc.)

₹

Loan interest rate

Loan tenure

yrs

Property appreciation (negative = depreciation)

Property — rental income & costs

Starting rental yield

Rent growth

Vacancy rate

Maintenance (% of value/yr)

Property tax (% of value/yr)

Rent taxed away

Mutual fund side

Equity MF CAGR

MF purchase charges (STT/load, on every rupee in)

Other one-time costs (advisor/platform fee, etc.)

₹

Start with a lumpsum too?

Scenario A: same down payment as a lumpsum, then SIP matching the installment — the direct "what if I'd invested the down payment instead" comparison.

Initial MF lumpsum = down payment

Currently ₹17,50,000 — matches the property's down payment above, and updates automatically if you change price or down payment %.

Horizon

Holding period

yrs

🔒 In the full optimization report

This free version answers "property or mutual fund, roughly?" The paid report answers the question that actually changes your outcome by lakhs: given you're doing this, how do you run it best?

Loan optimization — step up your EMI as your income grows, or make a one-time prepayment in a chosen year, and see exactly how many years and how much interest that saves.
The rent-surplus decision — once rent outgrows your EMI (it usually does, eventually), should the extra go into an SIP, straight onto the loan principal, or your pocket? The three paths compound very differently over 15+ years.
SIP step-up — modelling your SIP rising with your income, not staying flat, for a realistic MF-side comparison.
5 ranked strategies — every real combination of the above run side by side (e.g. "prepay + keep rent" vs "no prepay + rent into SIP"), ranked by final net worth, with a plain-language recommendation for your numbers specifically.
Full year-by-year PDF — every year, every rupee, both sides — yours to keep, re-check, or hand to an advisor.

Property — capital gains tax on sale

Apply this tax at all?

Mutual fund — capital gains tax on sale

Apply this tax at all?

Loan tenure and rental economics are modelled with the same engine as the standalone Rental Property calculator. Every tax here — stamp duty, rental tax, and both sides' exit tax — is a plain field you set yourself, since rates and rules vary by country; nothing is hardcoded to one tax regime. Still, validate your own tax situation with a professional before deciding.

After 15 years

Mutual Fund leads

Property net worth₹1,88,60,147

MF portfolio value₹2,90,23,128

Property cash invested₹1,25,41,545

MF cash invested₹82,36,622

Stamp duty paid (one-time)₹0

MF exit tax paid₹0

Starting EMI₹45,561/mo

Loan paid offNot within horizon

Property CAGR to match MF9.40%

Equity CAGR to match property8.17%

Under these assumptions, Mutual funds produces the higher net worth after 15 years — a difference of ₹1,01,62,980. Property would need 9.40% annual appreciation to match the mutual fund outcome; mutual funds would need 8.17% CAGR to match the property outcome.

Property's return, broken into all three parts

Rent collected (net)

₹43,04,923

Growth, after ₹0 cap. gains tax

₹97,75,907

Total return

₹1,40,80,831

Growth over time — both sides

Property net worth: ₹1,88,60,147

MF portfolio value: ₹2,90,23,128

Hover the chart to inspect any year

Want the full optimization report for this exact comparison?

We're finishing the paid version — every year, every rupee, 5 ranked strategies, and a plain verdict for your numbers. Leave your email and we'll tell you the moment it's ready.