Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Renovated 3-bedroom flat overlooking Ribeira
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
4.8%
Cashflow / mo
-930
10-yr return
107%
Net cashflow / mo
-930
EUR · after debt service & taxes
Cap rate
4.8%
NOI ÷ asking price
Cash-on-cash
-2.8%
Year-1 cashflow ÷ cash-in
10-yr total return
107%
7.6% annualised
💼 Acquisition
Asking price
1057800 EUR
Down payment (30%)
317340 EUR
Acquisition fees (8.0%)
84624 EUR
Mortgage principal
740460 EUR
Total cash-in at close
401964 EUR
🏦 Financing
Loan amount
740460 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
3949 EUR
Annual debt service
47393 EUR
📊 Year-1 operating P&L
Gross rent
+64526
Operating costs (22%)
−14196
Net operating income (NOI)
50330
− Debt service
−47393
− Income tax (28%)
−14092
Net cashflow
-11155 EUR
📈 10-year projection
3.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 64526 | 14196 | -11155 | 1089534 | 366432 |
| Y2 | 66462 | 14622 | -10068 | 1122220 | 417201 |
| Y3 | 68455 | 15060 | -8948 | 1155887 | 469706 |
| Y4 | 70509 | 15512 | -7795 | 1190563 | 524009 |
| Y5 | 72624 | 15977 | -6607 | 1226280 | 580171 |
| Y6 | 74803 | 16457 | -5384 | 1263069 | 638260 |
| Y7 | 77047 | 16950 | -4123 | 1300961 | 698342 |
| Y8 | 79359 | 17459 | -2825 | 1339989 | 760487 |
| Y9 | 81739 | 17983 | -1488 | 1380189 | 824770 |
| Y10 | 84192 | 18522 | -111 | 1421595 | 891264 |
| Σ 10y | Cumulative net cashflow | -58506 | Equity at exit | 891264 | |
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.