The Round Trip Pack
What it costs to get into a property and back out of it, how long you must stay before that is covered, and which part of a payment is actually a cost
There are nineteen calculators on this site and each answers a piece. None answers the two questions that decide whether a purchase was a good idea: what the transaction itself takes, and what a year of owning genuinely consumes. Buying costs money and selling costs money, and the two are almost never counted together. Worked through on a 400,000 purchase at 5% to buy and 6% to sell, the property must be worth 11.7% more before a sale returns what went in — which is not the 11% you get by adding the two percentages, because the selling fee is charged on the larger, later number. Turn that into time and it is 3.7 years at 3% growth, 11.1 years at 1%, and at zero growth the answer is not a large number but never. The site's own ROI calculator computes appreciation as future value less purchase price and reports all of it as gain, which is how the figure is quoted everywhere. On the same example a quoted five-year gain of 63,710 is really 15,887 once both ends of the transaction are counted. A two-year hold in a 3% market loses money outright while every figure anyone quotes about it is positive. The second half is what a year of owning costs, and the monthly payment is not the answer. Interest, tax, insurance and repairs are consumed; the principal inside the same payment moves money from one of your pockets to another and is not a cost at all. Quoting the whole payment against rent overstates owning; answering that rent is dead money understates it by everything except the interest. Both sides of that argument are usually wrong, in opposite directions, and the pack settles it for one specific house with a single break-even rent. A full page is given to arguing against the rest of it: the growth rate and the length of your stay are not knowable, so the break-even years are a threshold to clear rather than a forecast to rely on — and the useful question becomes one you can actually answer. Every cost is an input. No purchase tax, agent fee or growth rate is asserted anywhere, because they differ by an order of magnitude between countries and bands, and money carries no currency symbol. Estimates for planning, not financial, tax or legal advice. It ends with a sheet of the eleven lines the whole thing runs on, and if you buy from a calculator page your own figures arrive already worked.
What’s inside
- The round trip — what buying and selling cost together, which is almost never counted
- Why the break-even is a multiple and not the sum of the two percentages
- How long you have to stay, at a range of growth rates — and why zero means never
- What the return figure leaves out, held for two, five, ten and twenty years
- The short hold priced in full, where every quoted figure is positive and the answer is not
- A payment is two kinds of money, and only one of them is a cost
- The rent at which owning and renting genuinely cost the same
- How the comparison moves across ten years as interest gives way to principal
- What this does not settle — the two inputs nobody can know, stated plainly
- What it leaves out entirely: tax treatment, flexibility, and a falling market
- Your own numbers — the eleven lines the pack runs on, and the order to work through them
Run one of the free calculators first and buy from that page, and this sheet is computed from your own figures. Buy from here and the pack still arrives complete — the sheet simply has no numbers of yours to work from yet.
14-day refund, no questions asked. If the pack is not what you needed, email support@graburl.com and we refund you in full — you do not have to justify it or delete the file. Full policy.
$19.00 including any taxes · PDF, 11 pages · instant download, link valid 7 days and 5 downloads.
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