Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Bright pied-à-terre in 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
-1290
10-yr return
53%
Net cashflow / mo
-1290
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
1277000 EUR
Down payment (30%)
383100 EUR
Acquisition fees (9.0%)
114930 EUR
Mortgage principal
893900 EUR
Total cash-in at close
498030 EUR
🏦 Financing
Loan amount
893900 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
4868 EUR
Annual debt service
58412 EUR
📊 Year-1 operating P&L
Gross rent
+71512
Operating costs (24%)
−17163
Net operating income (NOI)
54349
− Debt service
−58412
− Income tax (21%)
−11413
Net cashflow
-15476 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 71512 | 17163 | -15476 | 1299986 | 426459 |
| Y2 | 72799 | 17472 | -14703 | 1323386 | 471124 |
| Y3 | 74110 | 17786 | -13916 | 1347207 | 517144 |
| Y4 | 75444 | 18106 | -13116 | 1371456 | 564566 |
| Y5 | 76802 | 18432 | -12300 | 1396143 | 613441 |
| Y6 | 78184 | 18764 | -11470 | 1421273 | 663821 |
| Y7 | 79591 | 19102 | -10625 | 1446856 | 715761 |
| Y8 | 81024 | 19446 | -9765 | 1472900 | 769317 |
| Y9 | 82482 | 19796 | -8889 | 1499412 | 824549 |
| Y10 | 83967 | 20152 | -7998 | 1526401 | 881517 |
| Σ 10y | Cumulative net cashflow | -118260 | Equity at exit | 881517 | |
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.