Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Boutique office space, Pâquis
Tweak any input — down payment, mortgage rate, hold horizon — and the projection refreshes instantly. Country-specific tax and fee schedules are baked in; the formula is documented on the methodology page.
Cap rate
2.4%
Cashflow / mo
-6256
10-yr return
52%
Net cashflow / mo
-6256
CHF · after debt service & taxes
Cap rate
2.4%
NOI ÷ asking price
Cash-on-cash
-5.5%
Year-1 cashflow ÷ cash-in
10-yr total return
52%
4.3% annualised
💼 Acquisition
Asking price
4011400 CHF
Down payment (30%)
1203420 CHF
Acquisition fees (4.0%)
160456 CHF
Mortgage principal
2807980 CHF
Total cash-in at close
1363876 CHF
🏦 Financing
Loan amount
2807980 CHF
Mortgage rate
2.40%
Term
25 years
Monthly payment
12456 CHF
Annual debt service
149473 CHF
📊 Year-1 operating P&L
Gross rent
+116331
Operating costs (18%)
−20940
Net operating income (NOI)
95391
− Debt service
−149473
− Income tax (22%)
−20986
Net cashflow
-75068 CHF
📈 10-year projection
1.5% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 116331 | 20940 | -75068 | 4071571 | 1346582 |
| Y2 | 118076 | 21254 | -73952 | 4132645 | 1492660 |
| Y3 | 119847 | 21572 | -72820 | 4194634 | 1641717 |
| Y4 | 121644 | 21896 | -71670 | 4257554 | 1793817 |
| Y5 | 123469 | 22224 | -70503 | 4321417 | 1949025 |
| Y6 | 125321 | 22558 | -69318 | 4386238 | 2107407 |
| Y7 | 127201 | 22896 | -68116 | 4452032 | 2269031 |
| Y8 | 129109 | 23240 | -66895 | 4518812 | 2433968 |
| Y9 | 131046 | 23588 | -65657 | 4586595 | 2602289 |
| Y10 | 133011 | 23942 | -64399 | 4655393 | 2774066 |
| Σ 10y | Cumulative net cashflow | -698398 | Equity at exit | 2774066 | |
Modelling assumptions
- Country baseline: CH — operating costs 18% of gross rent, income tax 22%, capital appreciation 1.5%/yr.
- Projections assume rent grows at the country appreciation rate. Real-world rent growth will diverge.
- Mortgage figures use a constant interest rate for the full term. Re-mortgage events are not modelled.
- Excludes capital-gains tax on exit, currency hedging costs and any local property tax over and above the operating buffer.