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Is buying really better than renting? We do the maths

14/03/2018

A recent report found that the average 20% deposit in London is approaching six figures, up £30,000 in ten years. It takes nearly 10 years for the typical buyer to raise the money, increasingly difficult as real earnings are falling for young people and savings rates are low. The picture is slightly better outside London, but not much.

Which begs an important question, one which more and more under 40 are asking: why bother?

It may have seemed like a sensible move when you had a decent chance of making chunky returns from your home. But after 20 years of rising property prices – which now sit at 7.6x average salaries - that is a bit more of a gamble. ONS data shows that the median price paid for a home rose 259% between 1997 and 2016, while earnings rose only 68%.

Today, in certain parts of London, prices are falling. Average agreed discount to asking prices has grown from 0.5% in 2014 to 4% today, with discounts of up to 10% registered in inner London. This does not seem the most opportune moment to make such a huge financial commitment.

The maths

Buying versus renting infographic

Global citizens and an alternative view of work

The next generation are global citizens. They want to go where their work takes them, having the freedom and flexibility to begin a new life in a new country. Property ownership is fundamentally in conflict with this. Houses take time to sell, or rent; they are difficult to manage, things need mending, costs can be unpredictable and high.

Real Life Story: Mikhail, London:

“My friends and I graduated into the 2008 recession, we have developed alongside the rise of the UKs start up scene, and the gig economy. Our outlook to work is quite different from previous generations, with many of my peers seeking the flexibility to go wherever the work is. The concept of being a corporate lifer is very foreign to most of us.  Many of my friends say that the idea of surrendering their savings to a huge deposit and being encumbered to the cash flow demands of a mortgage actually feels like a compromise on their freedom to follow employment demand in their field.” 

What else could you do with that deposit, even while you're saving?  

Invest it to create an income

If you put your savings into collective investment funds that pay dividends, you can create an additional income stream for yourself. Equity income funds pay around 4% (though the income is not guaranteed), giving you an extra income of around £3,200 per year. You may even get some capital growth if the stock market rises. If you keep this in an Isa, it is all tax free. See our recommendations here. 

Put it in your pension

Increasingly it is becoming clear that millennials may have to make a choice between saving for retirement or saving for a property. Failure to prioritise one over the other may compromise both goals. Maxing out a pension pot may be a more realistic option. You are incentivised by the government to do so with decent tax breaks on offer. First thing to check is whether you have a workplace pension (you should have) and to max out savings into that. Then consider opening a personal pension – here are the ones we like.

Other investment options

The past decade and technological developments have brought a lot of alternative investment options more in tune with the average millennial mindset than some tedious belt-and-braces guy in a suit telling them to invest in BP:

  • Crowd funding: there are a list of them here 
  • Seed capital: look at becoming an Angel Investor here
  • Cryptocurrencies (though we remain very unsure about this last one).

Given low interest rates, having the flexibility to invest in a broad range of investment options is distinctly more appealing than throwing it all into an inflated house deposit. 

Parents’ dilemmas

Imagine buying a house near a good school, only to find that the catchment area has shrunk and suddenly your house isn’t worth what it was because it no longer has the ‘good school premium’. How much easier is it to rent a place and ensure that you are in the right area for schools?

Real Life Story: Amaya, Bristol:

“There is this idea that you’re somehow a failure if you rent. I don’t see that – we’re in our late 30s. Most of our friends are renting and for everyone else, owning a home seems to bring nothing but stress.

“As renters we are completely free. We are just in the process of moving to a beautiful spot, just near a fantastic school for my son. Imagine if we owned a place – we’d have to sell up, go through all the buying process, pay stamp duty. It would be a nightmare.

Maybe we will buy one day, but scrimping and saving for a deposit on a crappy house somewhere we don’t want to live? I prefer it our way.”

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Related Questions

Got a Question?

  • When I retired in December 2018, I considered consolidating my pensions for income drawdown, but it meant handing over management of the investments. After viewing the performance of the funds the Standard Life Active Retirement pension invests in, I hesitated. Recently I spoke to an advisers aligned to the investment philosophy of Albion Strategic Consulting headed by Tim Hale, but was scared off again by the messages regarding DIY investor dealing with re-balancing, sequencing, and lack of ability to stress test without the correct professional financial software, in addition to the high costs. I understand the basics, but am now totally unsettled as to the direction I should take and if, at such a critical stage, I should invest in an IFA on a regular basis. I appreciate you cannot give me direct financial advise but I am finding the whole event very disconcerting, when I thought I had the basic acumen to manage the transition.

    Rob | Hertfordshire | 20/03/2019 | 0

    • Private Pension
    • Pension
    Holly Mackay's Response

  • I am 25 years old and just starting to manage my money like an adult! I attended university from 2012-2015, and as such I have a full student loan on repayment plan 2. The value of my loan at present is £43k, and at the current rates of interest, I pay back less than the interest each month. Having undertaken some cash flow analysis, I know I will be one who repays their loan in full and estimate it will take 15-18 years to fully pay back. Over this period I am likely to incur over £30k of interest. If I could pay the loan off in full, is that worth doing? Or is that £43k better put to work elsewhere in investments?

    Tom | London | 15/03/2019 | 0

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    Pete Matthew's Response

  • Can I use a Lifetime ISA if I am a first time buyer, but I will be getting a joint mortgage with someone who is not a first time buyer?

    Katie | Kent | 14/03/2019 | 1

    • Lifetime ISA
    Helena Wardle's Response

  • I recently received an inheritance and it is currently sat in Premium Bonds. I'm looking to hopefully use the money to put down on a house in the next couple of years, but I'm currently going through a divorce which does affect my ability at the moment to get on the housing market. Is there any way I can make my money work harder for me, yet still ensure I have access to it in a couple of years?

    Ben | Avon | 12/03/2019 | 0

    • Cash
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  • I am in my mid 20s & earning a regular salary. I have decent savings and am toying with the idea of Wahed Invest (I am looking for shariah compliant funds). I am also dabbling with the idea of property. If I have no financial commitments (living at home for next 2 yrs), is it worth using 90% of my savings for a house deposit for buy-to-let purposes? I am thinking this would reduce my loan to value?

    Zara | West Midlands | 12/03/2019 | 0

    • Lifetime ISA
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  • My son has a work-based pension which he contributes 3% to, matched by 3% from his employer. He has nearly 10k with Nutmeg, 4K + in a Lifetime ISA, the rest in an ISA. If he increases his pension contribution, I have read it may affect the amount he can borrow on a mortgage. Is this correct? Should he take a SIPP out as well? Is there any advantage in maxing out his managed Nutmeg Lifetime ISA in the next financial year?

    Richard | Hertfordshire | 06/03/2019 | 2

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  • I am 65 and still working. I have a workplace pension, which was closed and replaced with a retirement saver pension. I contribute to this via salary sacrifice. I also have a personal pension serviced by an IFA. Should I move my personal pension fund to a SIPP provider at this late stage of my life? I would like to consolidate the workplace retirement saver and personal pension fund together and manage it myself.

    Den | South Yorkshire | 27/02/2019 | 0

    • Private Pension
    • Pension
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    Helena Wardle's Response

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    • Private Pension
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    • Pension
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  • I've been reading recently about how investment trusts are much the same as funds, but are cheaper to own. A: Is this true? and B: Do you have an article on Investment trusts on your site?

    Nick | Surrey | 16/01/2019 | 2

    • Funds
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  • Hello, I really enjoy your website and find it useful and concise. My question is, what is meant by long term savings? I am 54, so what should I consider to be an appropriate time frame for any investment I make, that could supply the best results?

    Jennifer | Essex | 16/01/2019 | 9

    • Online Investment Platforms
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    Nicholas | Carmarthenshire | 04/01/2019 | 0

    • Pension
    • Workplace Pension
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  • From my retirement I received a lump sum of money and a monthly pension. I have £100,000 that I do not need for the foreseeable future... One of my main concerns with Financial Advisers are their costs... All I want is simply to see this money grow to its potential, sensibly and above inflation... Therefore my next thoughts are Stocks and Shares ISAs... My only concerns here are the current Brexit problems - I saw the FTSE drop this past week. I cannot find any information out there to assist with my decision making if this is certainly a good time to invest... I am aware that I can place £20,000 for this year. Come April 2019 I place another £20,000 and so on until the £100,000 has been utilised. Do I have to place it into the same fund or can I choose another different fund with a different company?... Please can you help to ease some of this burden, which has proved an awful part of my retirement and made me frightened to spend any money.

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    • Private Pension
    • Stocks and Shares ISA
    • Cash
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    • Online Investment Platforms
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  • I'm the sole carer for my chronically ill and elderly mum, as well as a full-time police officer. I have no other family apart from her. Due to mum's condition, and the fact that I'm exhausted performing both roles, the only option is to go part-time, as mum won't accept help from anyone else. To allow me to go part-time, I will need about £25,000 until March 2020 when I will be retiring. I’m confident of getting another job shortly thereafter. In January 2021, I will receive a commutation lump sum of about £50,000. I have a sizeable fund portfolio under an ISA wrapper with Hargreaves Lansdown. That is doing very well, so I don't really want to sell any of these funds and 'lend myself money' from that. My ideal funding solution would be a bond-type IOU agreement, where 'someone' lends me the money. Are you aware of a peer-to-peer site that could assist? Thanks

    Dave | Hertfordshire | 27/11/2018 | 1

    • Stocks and Shares ISA
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  • Do you have any recommendations for books that I can buy my 18 year old daughter for Xmas on the subject of pensions and investments so she can start to understand the subjects? She's young I know but I would like to get her started. Many thanks!

    Nicki | Devon | 15/11/2018 | 2

    • Robo Adviser
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  • I am 25 and starting to seriously financially plan out my future. I would really welcome a 'sense check' on my thinking as well as some help on which investment choices to make. My goals are: To invest for 15 years - my risk appetite is very high (i.e. I could afford to lose all my money). Goal 1 - More Important: To have an investment pot of £1,500,000. Goal 2 - Less Important: To be mortgage free. My plan is: 1) Open an annual Stocks and Shares ISA each of the next 15 years. 2) Open Share trading/dealing account. 3) Reduce my mortgage term to 6 years by 2025. I appreciate the above is a lot to go though, but I'd welcome any help and guidance.

    Mo | London | 15/10/2018 | 3

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  • The recent Metro article which Holly participated in has really inspired me and made me think that investing in shares is something which I would like to do. Unfortunately I am completely thrown about where to start. I would be grateful for any advice you could pass my way. Realistically, I would only have about 2k to invest, so any tips would be gratefully received.

    Sarah-Jane | London | 12/09/2018 | 3

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  • Can I use the Help to Buy scheme to buy a house in Jamaica? Kind regards, Kishana

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    D | Lincolnshire | 03/09/2018 | 0

    • Pension
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  • Any advice for two young people trying to get themselves a home? My girlfriend and I are saving for a house together. Currently house prices in our area are a ridiculous £300k. The max we can get from banks is about £220k, meaning somehow saving up a whopping £80k deposit. This would take us about 8 years (and house prices are increasing faster than we're saving!) That's not to mention solicitors fees, stamp duty, the cost of moving, furnishing the house, white goods, and any repairs or renovations. It all just seems impossible!!

    Joe | Buckinghamshire | 23/08/2018 | 0

    • Stocks and Shares ISA
    • Lifetime ISA
    • Cash
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  • How can I pimp my credit score?

    Sonia | Greater London | 09/08/2018 | 2

    • Other
    Holly Mackay's Response

  • I have cash saved in ISAs and savings accounts - probably a 30% deposit on a property - first time buyer. I am at least 12 months away from getting a permanent job, so at least 12 months away from buying a property. What can I do with the cash in the meantime? Best just to leave it in cash for now, or invest a portion in stocks and shares ISAs?

    Malti | London | 25/07/2018 | 2

    • Stocks and Shares ISA
    • Lifetime ISA
    • Cash
    Holly Mackay's Response

  • I am 73 and cautious. There are two areas that your advice would be helpful..what if you just spend thousands on buying the gold standard footsie companies like shell and the rest and keep them for five years and then cash them in ?

    DB | UK | 24/07/2018 | 6

    • Robo Adviser
    • Online Investment Platforms
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    Holly's Response

  • My wife needs to set up a SIPP with a good value, low cost, low maintenance underlying investment portfolio. We want a good mobile app from a well respected provider. Where can we see the options and directly compare historic returns so we can make a decision?

    Guy | HRT | 17/07/2018 | 1

    • Private Pension
    • Pension
    Richard Allum, MD, The Paraplanners's Response

  • I was considering applying for Individual protection 2016, which I understand would give me an LTA of £1,021,390. However, following the Inflation rise of LTA, it seems the LTA is now at £1,030,000. It now seems pointless applying for Individual protection 2016. Have I got this right?

    David | LDN | 12/06/2018 | 0

    • Pension
    Richard Allum, MD The Paraplanners's Response

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    Balwant | 29/05/2018 | 2

    • Lifetime ISA
    Helena Wardle, Certified Financial Planner's Response

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    Genevieve | Yorkshire | 23/05/2018 | 3

    • Lifetime ISA
    Helena Wardle, Certified Financial Planner's Response

  • Hi, If I take a lump sum from my pension at age 55, what is the rate of tax after the first 25%?

    Judy | 17/05/2018 | 1

    • Pension
    Helena Wardle, Certified Financial Planner's Response

  • How long does it take to release money from your pension at 55 years old?

    Diane | WYK | 01/05/2018 | 1

    • Pension
    Helena Wardle, Certified Financial Planner's Response

  • Do you have information on taking your pension pot before retirement? My husband is 62, on a final salary scheme & is trying to get clear information on it.

    Jo | 17/04/2018 | 3

    • Pension
    • Workplace Pension
    Helena Wardle, Certified Financial Planner 's Response

  • Hi, I've got an old D.B. pension, approximate value £12k. I would like to invest & top up each month. Who would you recommend? Also I would like to make an investment, & don't know where to start? Thanks

    Eve | 04/04/2018 | 5

    • Funds
    • Pension
    Helena Wardle's Response

  • My question is about my wife's pension valuation in a divorce situation. She is on a final salary scheme working for a national charity organisation. I feel the CETV value is too low and certainly does not take into account the inbuilt benefits such as guranteed final salary, life insurance.

    Jay | 12/02/2018 | 0

    • Pension
    Richard Allum's Response

  • I am a 59 yr old retired lady with no income but I have reasonable equity..is it worth starting a pension or is it too late?

    | 06/02/2018 | 2

    • Private Pension
    • Pension
    Boring Money's Response

  • Hi, If I take a lump sum from my pension at age 55, what is the rate of tax after the first 25% ??

    Gareth | HAM | 26/01/2018 | 0

    • Pension
    Helena Wardle, Certified Financial Planner's Response

  • I am in the very lucky position of just having received a gift of £800k which I want to invest for our retirement. My husband and I are in our late 40s and aim to retire in around five years. We have 11 more years of school fees to fund, then hopefully university fees for two after that. I've put together a plan for us - can you have a look and see if it makes sense?

    Fiona | UK | 18/01/2018 | 6

    • Private Pension
    • Stocks and Shares ISA
    • Junior ISA
    • Shares
    • Cash
    • Online Investment Platforms
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  • Can losses in a pension SIPP be offset against anything?

    Henryk | HAM | 17/01/2018 | 0

    • Private Pension
    • Pension
    Cherry Reynard's Response

  • We have four grandchildren (2 English living in UK, and 2 Irish living in Eire). We have decided to start savings plans for their futures. Their ages are 18yrs, 11yrs, 8yrs and 4yrs respectively. My age is 75yrs, and my wife is a little older. What should we do, please?

    John | BKM | 01/01/2018 | 1

    • Junior ISA
    • Lifetime ISA
    • Shares
    • Funds
    Martin's Response

  • Could you be kind enough to let me know what would be the best instant access savings account for me. I would like any interest to be paid to me monthly. Thank you

    Roy | LAN | 17/12/2017 | 2

    • Other
    Cherry Reynard's Response

  • How do I start investing, buy stocks, bitcoins, etc with £100.00?

    Claudette | BDF | 18/11/2017 | 1

    • Shares
    • Other
    Holly Mackay's Response

  • I am a 59 yr old retired lady with no income but I have reasonable equity..is it worth starting a pension or is it too late?

    LL | NFK | 10/11/2017 | 2

    • Private Pension
    • Shares
    • Pension
    Cherry Reynard's Response

  • If I were retired and drawing my pension, can I earn an income from doing some sports coaching too? If so, how much can I earn without it affecting my pension? Thanks

    Charlotte | DEV | 07/11/2017 | 0

    • Pension
    Boring Money's Response

  • My mother is 84 and has around £35,000 in cash, realised when she moved to a smaller house. She would like to invest it and draw income that would be slightly higher than the natural yield - say around £2,000. What is the best vehicle for that please?

    Ed | SXE | 18/09/2017 | 4

    • Stocks and Shares ISA
    • Cash
    Danny Cox's Response

  • I have a delightful 12 year old daughter and she has just opened her first bank account. I am dreadful with money but I would like to know what I should teach her so that she does not pick up my bad financial habits. Do you have some top tips of things to teach our children so they are wise and responsible with money please?

    Louise | Greater London | 11/09/2017 | 1

    • Junior ISA
    • Shares
    • Cash
    Lesley James's Response

  • Please help me. Choosing a pension from Aviva. It asks if I want growth or income? Which one do I choose ? I'm 46 .

    Ria | Greater London | 11/09/2017 | 8

    • Private Pension
    • Pension
    Holly Mackay's Response

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    Penny | Peterborough | 09/08/2018 | 1

    • Stocks and Shares ISA
    • Cash
    • Online Investment Platforms
    • Life Insurance
    Danny Cox's Response

  • Could you be kind enough to let me know what would be the best instant access savings account for me. I would like any interest to be paid to me monthly. Thank you

    | 29/05/2018 | 0

    • Other
    Holly Mackay's Response

  • I use H&L and although they are a bit 'plumy' on the phone I quite like their website and the costs are OK. So I was thinking of H&L for [my son]. I would be telling him to open these two funds and regularly invest and forget about them for 10 years!

    R | Greater London | 29/05/2018 | 1

    • Lifetime ISA
    • Robo Adviser
    • Online Investment Platforms
    • Funds
    Holly Mackay's Response

  • Why should I bother with paying into a pension at my age of 55 years now when I have never had one?

    Tee | Greater London | 07/09/2017 | 4

    • Private Pension
    • Pension
    Cherry Raynard's Response

  • Can I sort a pension out myself online?

    Sharon | Greater London | 07/09/2017 | 0

    • Pension
    • Workplace Pension
    Danny Cox's Response

  • Is getting more money on a Mortgage a good way to raise some cash? I have a tiny tiny mortgage on a London property and could do with £50k to spend on other stuff. Would I be better to get the money by remortgaging or borrowing?

    Louise | Greater London | 07/09/2017 | 1

    • Other
    Holly Mackay's Response

  • What is the H2B ISA and how does it work?

    Dylan | Greater London | 07/09/2017 | 0

    • Lifetime ISA
    • Other
    Holly Mackay's Response

  • What might a savings pot of £100,000 get me as a retirement income?

    Aboodi | Greater London | 06/09/2017 | 1

    • Pension
    Holly Mackay's Response

  • What is a credit score and why do I need it?

    Cameron | Greater London | 06/09/2017 | 0

    • Other
    Holly Mackay's Response

  • How much does it cost to make a will?

    Sedef | Greater London | 06/09/2017 | 0

    • Other
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  • Pensions vs ISA - which one is best?

    Roderick | Greater London | 06/09/2017 | 0

    • Stocks and Shares ISA
    • Junior ISA
    • Lifetime ISA
    • Pension
    Holly Mackay's Response

  • What are the changes with pension annuities? My mother in law has asked as her retirement is looming. I've read in the press it's changing but it all feels confusing. I just need some simple clear advice. Thanks

    Keith | Greater London | 06/09/2017 | 2

    • Private Pension
    • Pension
    Cherry Raynard's Response