Under the current assumptions, stocks outperform the buy-to-let investment.
Performance summary
Property annual cash flow
€0
net annual
Property net yield
0.00%
cash flow ÷ value
Stocks annual income
€0
dividend income
Stocks annual return
0.00%
growth + dividends − drag
Property cash-on-cash
0.00%
Stocks terminal value
€0
Property total gain
€0
Buy-to-let breakdown
Collected annual rent
€0
Operating costs
€0
Mortgage drag
€0
Capital appreciation
€0
Total property gain
€0
Stocks breakdown
Initial investment
€0
Additional contributions
€0
Capital growth
€0
Dividend income
€0
Total stock gain
€0
Investment comparison
Buy-to-let
€0
total gain
Stocks
€0
total gain
Cal insight
Enter property and stock assumptions to compare total gain, cash flow and return quality over the same period.
Investment outcome structure
Buy-to-let total gain
Stocks total gain
Gap
Comparison table
Investment
Total gain
Annual cash flow
Yield / return
Terminal value
5-year outlook
Year
Buy-to-let value
Stocks value
Leader
What this calculator does
This calculator compares buy-to-let property against stocks using the same capital base. It combines rental cash flow, operating costs, mortgage drag and property appreciation on one side, and stock growth, dividends, fees and tax drag on the other.
Core formulas
Buy-to-let total gain = cumulative net cash flow + property appreciation
Stocks total gain = capital growth + dividends + reinvested gains − fees and drag
Why this comparison matters
Property and stocks produce different return profiles. Property can offer leverage and rental cash flow, while stocks usually offer higher liquidity and simpler scalability. The better choice depends on actual assumptions, not generic preference.
How to use it properly
Keep the capital base realistic and consistent across both options. Do not compare a leveraged property using far more capital than the stock portfolio. Focus on total gain, annual cash flow and return rate together rather than on one metric alone.
Frequently asked questions
Not necessarily. Property has vacancy, maintenance, financing and liquidity risk. Stocks have market volatility. The risk profile is different, not automatically lower.
Because owner-level property returns depend heavily on debt service. Ignoring mortgage can overstate real cash flow quality.
Because dividends can materially change total return, especially when reinvested over multiple years.
Yes, if you want total gain comparison. But annual cash flow should still be evaluated separately because appreciation is not immediate cash.
Total gain is usually the best headline comparison, but annual cash flow and yield can lead to different decisions depending on your objective.
No. It is a comparative decision tool, not a full tax, leverage, liquidity or allocation plan.