Should you buy that flat — or keep renting and invest?
PrismPlan is a free German property investment calculator. Compare Buy to Live, Rent + Invest, and Rent + Rental with transparent formulas, AfA, loan schedule, and exportable reports. Kostenloser Immobilienrechner für Deutschland.
Open the property calculator · Open the personal loan calculator
Three paths, one honest comparison
Buy to Live
You buy the property and live in it yourself. Your wealth grows through home equity — the difference between your home’s current value and the remaining mortgage balance.
Rent + Invest
You rent a home instead of buying and invest your down payment plus any yearly savings into a diversified investment portfolio. Your wealth grows as those investments increase in value.
Rent + Rental
You rent your own home but purchase this property as an investment. Rental income helps pay the mortgage while your wealth grows through property equity and any surplus cash you invest.
Explore the calculator
- Results — net equity and yields
- Scenario comparison
- Mortgage amortization schedule
- Sensitivity and offer analysis
- German personal loan (Ratenkredit) calculator
Frequently asked questions
What does PrismPlan calculate?
PrismPlan compares three paths for a German residential property and shows net equity, cash flow, tax effects (AfA, capital gains), and a loan schedule from your inputs.
Is PrismPlan free?
Yes. The calculator runs in the browser. You can paste a listing, adjust assumptions, and export HTML, CSV, or JSON without a paid account.
Does it include German tax rules?
Yes for common planning cases: building AfA, Spekulationssteuer / 10-year rule, self-use exemption, Sparerpauschbetrag, and Kaufnebenkosten.