Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Private villa with garden, Vieux Lyon
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
3.6%
Cashflow / mo
-1652
10-yr return
50%
Net cashflow / mo
-1652
EUR · after debt service & taxes
Cap rate
3.6%
NOI ÷ asking price
Cash-on-cash
-4.8%
Year-1 cashflow ÷ cash-in
10-yr total return
50%
4.2% annualised
💼 Acquisition
Asking price
1107700 EUR
Down payment (30%)
332310 EUR
Acquisition fees (7.5%)
83078 EUR
Mortgage principal
775390 EUR
Total cash-in at close
415388 EUR
🏦 Financing
Loan amount
775390 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
4136 EUR
Annual debt service
49629 EUR
📊 Year-1 operating P&L
Gross rent
+50954
Operating costs (22%)
−11210
Net operating income (NOI)
39744
− Debt service
−49629
− Income tax (25%)
−9936
Net cashflow
-19821 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 50954 | 11210 | -19821 | 1129854 | 372641 |
| Y2 | 51973 | 11434 | -19224 | 1152451 | 414174 |
| Y3 | 53013 | 11663 | -18616 | 1175500 | 456950 |
| Y4 | 54073 | 11896 | -17996 | 1199010 | 501012 |
| Y5 | 55154 | 12134 | -17363 | 1222990 | 546402 |
| Y6 | 56258 | 12377 | -16718 | 1247450 | 593167 |
| Y7 | 57383 | 12624 | -16060 | 1272399 | 641352 |
| Y8 | 58530 | 12877 | -15388 | 1297847 | 691008 |
| Y9 | 59701 | 13134 | -14704 | 1323804 | 742184 |
| Y10 | 60895 | 13397 | -14005 | 1350280 | 794932 |
| Σ 10y | Cumulative net cashflow | -169896 | Equity at exit | 794932 | |
Modelling assumptions
- Country baseline: FR — operating costs 22% of gross rent, income tax 25%, capital appreciation 2.0%/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.