Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Class-A office floor, Eaux-Vives · Ref 4041
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
-4854
10-yr return
52%
Net cashflow / mo
-4854
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
3112400 CHF
Down payment (30%)
933720 CHF
Acquisition fees (4.0%)
124496 CHF
Mortgage principal
2178680 CHF
Total cash-in at close
1058216 CHF
🏦 Financing
Loan amount
2178680 CHF
Mortgage rate
2.40%
Term
25 years
Monthly payment
9665 CHF
Annual debt service
115975 CHF
📊 Year-1 operating P&L
Gross rent
+90260
Operating costs (18%)
−16247
Net operating income (NOI)
74013
− Debt service
−115975
− Income tax (22%)
−16283
Net cashflow
-58245 CHF
📈 10-year projection
1.5% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 90260 | 16247 | -58245 | 3159086 | 1044798 |
| Y2 | 91613 | 16490 | -57379 | 3206472 | 1158138 |
| Y3 | 92988 | 16738 | -56500 | 3254569 | 1273790 |
| Y4 | 94383 | 16989 | -55608 | 3303388 | 1391802 |
| Y5 | 95798 | 17244 | -54702 | 3352939 | 1512226 |
| Y6 | 97235 | 17502 | -53783 | 3403233 | 1635113 |
| Y7 | 98694 | 17765 | -52850 | 3454281 | 1760516 |
| Y8 | 100174 | 18031 | -51903 | 3506096 | 1888488 |
| Y9 | 101677 | 18302 | -50942 | 3558687 | 2019086 |
| Y10 | 103202 | 18576 | -49967 | 3612067 | 2152366 |
| Σ 10y | Cumulative net cashflow | -541879 | Equity at exit | 2152366 | |
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.