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    Rent where you want to live. Invest where the numbers work.

    Rentvesting separates your lifestyle from your investment strategy. Live in the suburb you love while building equity in a high-growth or high-yield market. See which path builds more wealth for your situation.

    Buy vs rent
    Side-by-side comparison
    Tax modelling
    After-tax position
    Wealth comparison
    Net worth over time
    10yr projection
    Long-term view

    How this is different

    Most comparison tools look at buying vs renting in isolation. Presm models the full picture: what happens to your wealth if you rent and invest in property elsewhere versus buying your own home today. Tax implications, opportunity cost, equity growth — all in one view.

    What the calculator covers

    Lifestyle flexibility

    Rent in the suburb you want. Invest where the returns are strongest. No compromise on either.

    Wealth comparison

    Side-by-side projection: renting + investing vs buying your home. See which path builds more wealth over 10, 20, 30 years.

    Tax modelling

    Rentvesting unlocks tax deductions you cannot claim on your own home. See the after-tax impact on your total position.

    Long-term projection

    Property decisions play out over decades. Model the compounding effect of rentvesting vs home ownership over your chosen timeframe.

    What is rentvesting?

    A property strategy where you rent the home you live in while owning investment property elsewhere. Instead of stretching to buy in your ideal suburb, you rent there and buy where the returns stack up. Your investment generates rental income and capital growth while you live exactly where you want.

    Increasingly popular in Australia, especially among younger buyers facing record prices in Sydney, Melbourne, and other capital cities. It flips the traditional "buy your own home first" approach — and in many scenarios it comes out financially ahead.

    How it works

    1

    Enter both scenarios

    Your rent, the investment property you are considering, and the home you would buy if you were not rentvesting. Takes about two minutes.

    2

    See the wealth comparison

    Presm projects both paths side by side: net worth if you rent and invest versus net worth if you buy your own home. Tax, equity, and opportunity cost all factored in.

    3

    Choose your timeframe

    10, 20, or 30 years. Property decisions compound over time — see exactly when one strategy overtakes the other.

    What to consider before rentvesting

    Rentvesting is not for everyone. Here is what matters most.

    • You lose the CGT exemption. Your own home is CGT-exempt when you sell. An investment property is not. Factor in the 50% discount for holdings over 12 months, but know the tax bill is coming.
    • First home buyer grants usually require you to live there. Most states require owner-occupation to access stamp duty concessions and the FHOG. Rentvesting typically means forgoing these.
    • Rent increases are a real risk. You do not control the cost of your housing. Landlords can raise rent, sell the property, or choose not to renew. Build this uncertainty into your projections.
    • Tax deductions change the maths significantly. Loan interest, depreciation, management fees — all deductible on an investment property. These deductions do not exist on your own home. The after-tax difference can be substantial.
    • Psychology matters. Some people sleep better owning the roof over their head, even if the spreadsheet says otherwise. Do not underestimate the non-financial side.

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    Frequently asked questions

    Rentvesting means renting in the area where you want to live, usually somewhere central or lifestyle focused, while buying an investment property in a more affordable location. You get the lifestyle you want without overextending yourself on a mortgage, and you start building equity and wealth through property at the same time. It has become a popular strategy for younger Australians who are priced out of buying in their preferred suburb.

    Generally no. In most states, the First Home Owner Grant is only available when you buy a property to live in as your principal place of residence. If you buy an investment property first, you typically lose eligibility. However, grant rules vary between states and change regularly, so it is worth checking your specific state's current rules before making a decision. The stamp duty concessions for first home buyers also usually require you to live in the property.

    It depends entirely on your circumstances. Rentvesting can build more wealth if the investment property you buy outperforms the home you would have purchased, and if the rent you pay is significantly less than the mortgage repayments on a home in the same area. The Presm analyser models both scenarios side by side so you can see the actual numbers rather than guessing.

    Because your property is an investment, you can claim tax deductions on loan interest, property management, insurance, repairs, depreciation, and other holding costs. If the property is negatively geared, those losses reduce your taxable income. You would not get these deductions if you lived in the property yourself. This tax advantage can meaningfully improve the overall financial outcome of rentvesting compared to buying a home.

    The biggest risk is that you do not have the security of owning your own home. Your landlord could sell or choose not to renew your lease. You are also exposed to rent increases. On the investment side, your property might underperform or sit vacant. And there is the psychological factor: some people find it difficult to be a tenant while owning property elsewhere. It is a valid strategy but it is not for everyone.

    See which path builds more wealth

    Rent and invest, or buy your own home? Model both scenarios with your actual numbers.