Property Comparison Calculator (Compare Flats and Houses)
Up to four homes side by side on what they really cost, a month and in all.
Try before you buy.
- Free preview: the home with the highest score (or the lowest cost) in full, with the first rows of the side-by-side table (up to 3); every other figure is hidden.
- Locked until you unlock it: download and copy.
- Unlock: Pro pass, ₹179 for 30 days, a one-time payment that never renews. Sold only in rupees.
Ways to unlock shows how to get the full result.
Printing this result is locked in the free preview.
Compare homes
The starting figures are a made-up example: change them to the homes you are looking at.
Side by side
★ marks the best figure in a row when one home leads. Every price, rate and charge is yours; the stamp duty presets come from the stamp duty calculator, the instalments from the EMI calculator.
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Results are estimates for general information and planning, not financial advice. Banks and institutions may calculate differently (rounding, fees, rate changes). Confirm figures with your lender or a qualified adviser before deciding.
About the Property Comparison Calculator (Compare Flats and Houses)
The asking price is only part of what a home costs. Stamp duty and registration, GST on a flat bought before completion, parking, club and deposit charges and the interiors can add a fifth or more, and two homes at the same price can differ a lot in usable area, monthly outgoings and the interest you pay before you move in.
Enter up to four homes. For each one the calculator works out the all-in cost, the cost per square foot (or metre) of carpet area — the area you actually use — and the loading of the super built-up area on it, the cash needed at purchase, the EMI and the monthly outlay with maintenance and property tax, the pre-EMI interest and rent while you wait for possession, the rental yield, your travel times, and a weighted score from the factors you rate. Every figure is yours; the money follows your currency, and Indian terms and State stamp-duty presets are one tick away. Nothing you enter leaves your browser.
How to use it
- Choose your currency and whether areas are in square feet or metres. In India, tick Indian property terms for carpet, built-up and super built-up area, GST and the State presets.
- For each home, enter the price, its carpet area (and built-up and super built-up area if you have them), the stamp duty and registration — a percentage, an amount, a State preset or UK Stamp Duty Land Tax — and the one-time charges: parking, club, deposit, legal fees, interiors.
- Enter the maintenance, the property tax, and the loan: the share you pay yourself, the rate and the years. For a home not yet built, add the months to possession, how much of the loan will be paid out by then, and the rent you keep paying.
- Add the rent the home could earn, the minutes to the places you travel to, and rate each home 1–5 on the factors under What matters to you — then set how much each factor weighs.
- Read the side-by-side table — ★ marks the best figure in a row — and the score. Copy the summary or download the CSV — with a pass, or after unlocking this result.
Examples
Ready: ₹85 lakh, 850 sq ft carpet, 7% duty, ₹12.8 lakh charges and interiors · Under construction: ₹72 lakh, 800 sq ft, 7% duty, 5% GST, ₹11.9 lakh charges, possession in 24 months · both 80% loans at 8.5% for 20 years
All-in ₹1,03,75,000 (₹12,206 a sq ft of carpet) against ₹92,54,000 (₹11,568) · the second flat adds ₹4,89,600 of pre-EMI interest and ₹5,28,000 of rent before possession: ₹1,02,71,600, or ₹12,840 a sq ft, with the wait
Counting the wait, the ready flat costs less per sq ft of carpet; with the example’s ratings and weights it scores 70 against 43. Loading: 41% and 44% of the carpet area.
420,000 for 900 sq ft and 365,000 for 820 sq ft, 3% transfer tax, 20% down at 6.5% for 30 years
The cheaper home costs less per sq ft and a month; the first is closer to work — the score weighs both
Common uses
- Choose between a ready flat and an under-construction one at a lower price.
- Compare homes advertised on super built-up area by what you actually get.
- See how much cash each home needs at purchase and every month.
- Weigh location and commute against price with your own ratings.
What the all-in cost includes
- Price plus stamp duty and registration (or a transfer tax), GST where it applies, and the one-time charges: parking, club or amenities, maintenance deposit, legal and brokerage fees, interiors and anything else you enter.
- Cash at purchase: the part of the price you pay yourself plus all those charges — what you need in the bank on day one.
- Monthly outlay: the EMI plus maintenance plus a twelfth of the property tax.
- Cost of waiting: the pre-EMI interest and the rent you keep paying until possession. They are shown apart, and added to the all-in cost in the cost comparison and the score — a home that is cheaper by its price can cost more once two years of rent and interest are paid.
Carpet area and loading
In India, carpet area is defined by the Real Estate (Regulation and Development) Act, 2016, section 2(k): “the net usable floor area of an apartment, excluding the area covered by the external walls, areas under services shafts, exclusive balcony or verandah area and exclusive open terrace area, but includes the area covered by the internal partition walls of the apartment”. Built-up and super built-up area are trade terms that add walls and a share of common areas; the loading is how much bigger the super built-up area is than the carpet area. Comparing the cost per square foot of carpet area puts homes with different loadings on the same footing. Work the areas out with the carpet area calculator.
Stamp duty and GST
Pick a State preset from the stamp duty calculator where one is built in, UK Stamp Duty Land Tax for England and Northern Ireland, or enter the duty yourself — as a percentage or an amount from the sub-registrar’s or the builder’s figures.
GST is charged on a building sold while it is under construction: the CGST Act treats its construction as a supply of services, “except where the entire consideration has been received after issuance of completion certificate … or after its first occupation, whichever is earlier” (Schedule II, paragraph 5(b)), and the sale of a finished building is neither a supply of goods nor of services (Schedule III, paragraph 5). Enter the GST rate on the builder’s cost sheet, or 0 for a ready home or a resale.
The loan, pre-EMI and yield
- EMI and total interest are worked out as in the EMI calculator: the loan is the price less the share you pay yourself.
- Pre-EMI interest: the interest-only instalments on the part of the loan paid out to the builder before possession — the loan × the average share paid out × the monthly rate × the months.
- Gross rental yield = a year’s rent ÷ the price; net yield = (a year’s rent − maintenance − property tax) ÷ the all-in cost. See the rental yield calculator for vacancy, letting costs and tax.
How the score works
Each factor you rate counts from 0 (rated 1) to 1 (rated 5), times its weight. The figures you weight — lower cost per unit of area (the all-in cost with the wait for possession), lower monthly outlay, shorter travel — count 1 for the best home and 0 for the worst, in proportion between. The score is the weighted share of the best possible, out of 100. A factor left unrated for a home counts as 3 out of 5. Change the weights to see whether the ranking holds.
Limitations
- Every price, rate and charge is what you enter: nothing is looked up. Stamp duty presets cover only the States built into the stamp duty calculator; a duty charged on a government guidance value above the price is not modelled.
- The loan has a fixed rate for its whole term; prepayments, tax benefits on home loans and price growth are left out — see the rent vs buy and home loan tax benefit calculators.
- Pre-EMI interest uses an average share disbursed; the builder’s payment plan decides the real amounts.
- Not financial advice.
Privacy
Everything happens in your browser. What you enter or open here is not uploaded or stored by MySmartCoPilot.
Frequently asked questions
What do I get without a pass?
Without a pass, Property Comparison Calculator (Compare Flats and Houses) shows the home with the highest score (or the lowest cost) in full, with the first rows of the side-by-side table (up to 3); every other figure is hidden. Until you unlock it, the result can’t be downloaded or copied. A Pro, Premium or Ultimate pass, a one-time payment that never renews, unlocks the full result. The pricing page lists the passes and their prices.
Why compare the cost per square foot of carpet area?
Because carpet area is what you can use. Builders often quote a rate on super built-up area, which includes walls and a share of the lobby, lifts and other common areas; with different loadings the same quoted rate can mean very different usable space.
Is GST charged on a ready-to-move flat?
Not when the whole price is paid after the completion certificate (or after first occupation, if earlier): the CGST Act treats the sale of a finished building as neither a supply of goods nor of services. GST applies to a flat bought under construction; enter the rate from the builder’s cost sheet.
What is pre-EMI interest?
With a pre-EMI arrangement the bank pays the builder in stages and you pay interest only on the amount paid out so far. It does not reduce the loan, so it is a cost of waiting — shown here with the rent you keep paying until you move in.
Can I compare more than four homes?
Four at a time. Compare the first four, keep the best two, and add the next ones.
Does the score tell me which home to buy?
It summarises the figures and ratings you gave with the weights you chose; change the weights to test it. The decision is yours — check the documents of the home you choose with the property documents checklist.