Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Penthouse-style apartment, Santa Croce
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
4.3%
Cashflow / mo
-828
10-yr return
53%
Net cashflow / mo
-828
EUR · after debt service & taxes
Cap rate
4.3%
NOI ÷ asking price
Cash-on-cash
-3.1%
Year-1 cashflow ÷ cash-in
10-yr total return
53%
4.4% annualised
💼 Acquisition
Asking price
820000 EUR
Down payment (30%)
246000 EUR
Acquisition fees (9.0%)
73800 EUR
Mortgage principal
574000 EUR
Total cash-in at close
319800 EUR
🏦 Financing
Loan amount
574000 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
3126 EUR
Annual debt service
37508 EUR
📊 Year-1 operating P&L
Gross rent
+45920
Operating costs (24%)
−11021
Net operating income (NOI)
34899
− Debt service
−37508
− Income tax (21%)
−7329
Net cashflow
-9938 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 45920 | 11021 | -9938 | 834760 | 273842 |
| Y2 | 46747 | 11219 | -9441 | 849786 | 302523 |
| Y3 | 47588 | 11421 | -8936 | 865082 | 332074 |
| Y4 | 48445 | 11627 | -8422 | 880653 | 362525 |
| Y5 | 49317 | 11836 | -7898 | 896505 | 393909 |
| Y6 | 50204 | 12049 | -7365 | 912642 | 426259 |
| Y7 | 51108 | 12266 | -6823 | 929070 | 459612 |
| Y8 | 52028 | 12487 | -6270 | 945793 | 494002 |
| Y9 | 52964 | 12711 | -5708 | 962817 | 529468 |
| Y10 | 53918 | 12940 | -5136 | 980148 | 566049 |
| Σ 10y | Cumulative net cashflow | -75938 | Equity at exit | 566049 | |
Modelling assumptions
- Country baseline: IT — operating costs 24% of gross rent, income tax 21%, capital appreciation 1.8%/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.