Buy Now vs Wait
Compare five paths side by side: buy today with your current deposit, or wait 1, 2, 3 or 5 years while saving more. See which strategy builds more net wealth at year 10, 15 and 30 - and the growth rate where waiting stops paying off.
The property
The current asking price or a recent comparable sale in your area.
Drag to stress-test. Long-run growth is often cited at 3 to 4% a year nationally, but varies widely by suburb.
Your savings and rent
How much you have saved right now for a deposit.
How much you can save each month after paying rent.
Modelled as rising 4% a year during any wait.
Your loan
Used for repayments and equity in every path.
Ahead on net wealth at year 10
Buy now
Based on these inputs and 3.0% growth a year, buy now leaves about $2,402 more net wealth at year 10 than the next best path. A sensitivity check, not a forecast.
- Buy now: net wealth at year 10
- $332,529
- At year 30
- $1,648,111
- Rent paid if you wait 5 years
- $142,991
Break-even growth rate: wait 5 years vs buy now, at year 10
Buying now adds $22,750 in LMI
Net wealth for each path
Property equity after selling costs, or cash savings if you are still waiting.
| Path | Year 10 | Year 15 | Year 30 |
|---|---|---|---|
| Buy now Ahead at year 10 | $332,529 | $556,067 | $1,648,111 |
| Wait 1 year | $330,127 | $547,003 | $1,596,294 |
| Wait 2 years | $320,827 | $532,503 | $1,548,432 |
| Wait 3 years | $318,847 | $525,041 | $1,505,786 |
| Wait 5 years | $307,400 | $504,818 | $1,429,251 |
Net wealth over 30 years
Dashed lines are the waiting paths.
What each path buys
The price, deposit and loan on the day you buy, and the rent paid before then.
| Path | Price at purchase | Deposit | Loan | LMI | Rent while waiting |
|---|---|---|---|---|---|
| Buy now | $700k | $50k (7.1%) | $650k | $23k | None |
| Wait 1 year | $721k | $74k (10.3%) | $647k | $14k | $26k |
| Wait 2 years | $743k | $98k (13.2%) | $645k | $14k | $54k |
| Wait 3 years | $765k | $122k (15.9%) | $643k | $6k | $82k |
| Wait 5 years | $811k | $170k (20.9%) | $641k | None | $143k |
What the numbers mean
Growth below which waiting comes out ahead
- Wait 1y only comes out ahead of Buy Now if growth stays below 2.6% - your assumption of 3.0% is at or above that.
- Wait 2y only comes out ahead of Buy Now if growth stays below 2.1% - your assumption of 3.0% is at or above that.
- Wait 3y only comes out ahead of Buy Now if growth stays below 2.3% - your assumption of 3.0% is at or above that.
- Wait 5y only comes out ahead of Buy Now if growth stays below 2.3% - your assumption of 3.0% is at or above that.
Rent paid while waiting
- Over 1 year of waiting at $2,200/month, you'd pay $26,400 in rent that's gone forever.
- Over 2 years of waiting at $2,200/month, you'd pay $53,856 in rent that's gone forever.
- Over 3 years of waiting at $2,200/month, you'd pay $82,410 in rent that's gone forever.
- Over 5 years of waiting at $2,200/month, you'd pay $142,991 in rent that's gone forever.
This is a sensitivity analysis, not a forecast. Real outcomes depend on suburb, market timing, and personal circumstances. Rent rises 4% a year, selling costs are 3% of the sale price, and savings are assumed to sit in cash while you wait. The 5% Deposit Scheme has had unlimited places and no income cap since 1 October 2025. Property price caps and lender approval still apply. Data as of May 2026.
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Frequently asked questions
For illustration only. This tool does not constitute personal financial advice. Grant amounts, caps, and eligibility rules may change. Federal scheme caps shown are for capital city/regional centres and may differ for other areas. Always verify with your state revenue office and Housing Australia, and consider seeking independent financial advice before making decisions.