🇯🇵 Japan · Housing · Simulator
Rent vs Buy — 25-year simulator
Plug in your numbers. See where you stand in 25 years.
Inputs
Default values: Tokyo · 1.3% mortgage · 35y typical · 0.5% appreciation
Loan term (yr)
Mortgage breakdown
Monthly P&I payment
—
Interest in first 10 years
—
Total interest, 25 years
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ETF compounded 25 years — 3 scenarios
Assume the renter invests the monthly difference (when mortgage > rent) into an ETF.
— · Conservative 7%
— · Standard 10%
— · Aggressive 15%
Asset gap by loan term
Your country's typical loan term is highlighted.
| Loan term | Monthly P&I | ETF (10%) | House asset |
|---|---|---|---|
| 15 yr | — | — | — |
| 20 yr 🇫🇷 | — | — | — |
| 25 yr 🇪🇸 🇧🇪 | — | — | — |
| 30 yr 🇺🇸 🇰🇷 | — | — | — |
| 35 yr Country average 🇯🇵 | — | — | — |
Where you stand at year 25
🏠 House asset (principal repaid + appreciation)
—
📈 ETF cumulative (rent + invested difference)
—
10% / 15% are nominal returns. Real returns are lower once volatility, taxes and inflation are removed. This page is for education, not investment advice.
Sources
Freddie Mac PMMS · BIS Residential Property Prices · Numbeo · Zillow · OECD