How do you know when to buy a house vs rent?

Hi, I’m 28 and would like to buy my first property to refurbish and make mine buy im a bit uncertain on if I should/if its a good time for me. Not trying to time the market just don’t want to buy and realise I wasn’t ready.

How did people decide they wanted to buy somewhere vs just rent? I’m just a bit unsure how you decide that ‘yes now is the time to make the leap’

A few key bits of information:

- I have a decent maximum deposit available £130,000 but would ideal would retain some of this to refurbish/safety net.

- I recently moved to a new job/city 5 months ago, but I feel very comfortable in both and can see that lasting at least a few years. There’s several other companies locally within my profession that I can move to if not.

- I’m dating someone but not to the level of buying together, so it would be just me buying.

- I’ve been keen to buy somewhere for a while but at my last job I was always aware that I would move within a few years, but now I feel I’d like to settle in my area.

- if I buy somewhere I would be refurbishing it, the amount of work would depend on the property.

- once refurbished / before if practical, I’m open/would look to have a lodger.