Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Renovated 3-bedroom flat overlooking Chiado
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
4.2%
Cashflow / mo
-1141
10-yr return
95%
Net cashflow / mo
-1141
EUR · after debt service & taxes
Cap rate
4.2%
NOI ÷ asking price
Cash-on-cash
-3.8%
Year-1 cashflow ÷ cash-in
10-yr total return
95%
6.9% annualised
💼 Acquisition
Asking price
945800 EUR
Down payment (30%)
283740 EUR
Acquisition fees (8.0%)
75664 EUR
Mortgage principal
662060 EUR
Total cash-in at close
359404 EUR
🏦 Financing
Loan amount
662060 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
3531 EUR
Annual debt service
42375 EUR
📊 Year-1 operating P&L
Gross rent
+51073
Operating costs (22%)
−11236
Net operating income (NOI)
39837
− Debt service
−42375
− Income tax (28%)
−11154
Net cashflow
-13692 EUR
📈 10-year projection
3.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 51073 | 11236 | -13692 | 974174 | 327634 |
| Y2 | 52605 | 11573 | -12832 | 1003399 | 373028 |
| Y3 | 54184 | 11920 | -11946 | 1033501 | 419974 |
| Y4 | 55809 | 12278 | -11033 | 1064506 | 468527 |
| Y5 | 57483 | 12646 | -10092 | 1096441 | 518743 |
| Y6 | 59208 | 13026 | -9124 | 1129335 | 570681 |
| Y7 | 60984 | 13417 | -8126 | 1163215 | 624401 |
| Y8 | 62814 | 13819 | -7099 | 1198111 | 679967 |
| Y9 | 64698 | 14234 | -6041 | 1234054 | 737443 |
| Y10 | 66639 | 14661 | -4951 | 1271076 | 796897 |
| Σ 10y | Cumulative net cashflow | -94936 | Equity at exit | 796897 | |
Modelling assumptions
- Country baseline: PT — operating costs 22% of gross rent, income tax 28%, capital appreciation 3.0%/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.