Rent vs buy calculator · England
Rent vs buy in Hackney: is it cheaper to rent or buy?
Renting leaves you £209,076 better off after 7 years. Owning a 2-bed terraced house costs about £7,661 a month, against £2,642 to rent the same size home.
- After 7 years
- Rent +£209,076
- Difference in net wealth
- Monthly cost to own
- £7,661
- Mortgage £6,446, of which £1,946 is capital
- Monthly cost to rent
- £2,642
- Rent £2,489 plus council tax
- Median price
- £1,250,000
- terraced house
- Cash needed to buy
- £193,750
- £125,000 deposit + £68,750 SDLT
- Price-to-rent ratio
- 41.9
- Price divided by a year of rent
Renting vs buying in Hackney by home size
| Bedrooms | Price | Rent / mo | Owning vs renting / mo | After 7 yrs |
|---|---|---|---|---|
| 1 bed | £530,000 | £2,001 | +£1,195 | Buy £35,583 |
| 2 bed | £1,250,000 | £2,489 | +£5,020 | Rent £209,076 |
| 3 bed | £1,507,500 | £2,846 | +£6,205 | Rent £285,869 |
| 4+ bed | £930,000 | £3,674 | +£1,918 | Buy £73,879 |
Average rent and house prices in Hackney
The ONS average private rent in Hackney is £2,658 a month (Aug 2026, provisional), up 3.6% on a year earlier. The median price paid is £592,000 (ONS median price paid, year ending Mar 2026).
Default scenario: 2-bed home, 7 years stay, 10% deposit, 4.80% fixed mortgage, monthly difference invested in a S&S ISA at 7.5%. Council tax is £1,831 a year (Band C) and is paid whether you rent or buy, so it does not change the verdict.
Renting or buying in Hackney: FAQs
Is it cheaper to rent or buy in Hackney?
For a 2-bed home in Hackney, owning costs about £7,661 a month and renting about £2,642, both including council tax. Renting leaves you £209,076 better off after 7 years. This assumes a 2-bed home, 7 years stay, 10% deposit, 4.80% fixed mortgage, monthly difference invested in a S&S ISA at 7.5%.
What is the average rent in Hackney?
The ONS average private rent in Hackney is £2,658 a month across all home sizes (Aug 2026, provisional), with £2,001 for 1 bed, £2,489 for 2 bed, £2,846 for 3 bed, £3,674 for 4 or more bed. Rents rose 3.6% over the past year.
What is the average house price in Hackney?
The median price paid in Hackney is £592,000 (ONS median price paid, year ending Mar 2026). The calculator uses £1,250,000 for a terraced house, the property type typical for a 2-bed home.
How much is stamp duty on an average home in Hackney?
A first-time buyer paying £1,250,000 would pay £68,750 in SDLT. With a 10% deposit of £125,000, the cash needed on day one is about £193,750.
What is the price-to-rent ratio in Hackney?
About 41.9: the 2-bed price is 41.9 times a year of rent. Higher ratios favour renting; lower ratios favour buying.
Which home size is best value to buy in Hackney?
On the default assumptions, a 4+-bed home gives buying its strongest position: buying ahead by £73,879 after 7 years.
Areas with a similar price-to-rent ratio
Browse every local authority.