Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Boutique residence in Vilamoura
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
5.3%
Cashflow / mo
-345
10-yr return
119%
Net cashflow / mo
-345
EUR · after debt service & taxes
Cap rate
5.3%
NOI ÷ asking price
Cash-on-cash
-1.7%
Year-1 cashflow ÷ cash-in
10-yr total return
119%
8.2% annualised
💼 Acquisition
Asking price
626600 EUR
Down payment (30%)
187980 EUR
Acquisition fees (8.0%)
50128 EUR
Mortgage principal
438620 EUR
Total cash-in at close
238108 EUR
🏦 Financing
Loan amount
438620 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
2339 EUR
Annual debt service
28074 EUR
📊 Year-1 operating P&L
Gross rent
+42609
Operating costs (22%)
−9374
Net operating income (NOI)
33235
− Debt service
−28074
− Income tax (28%)
−9306
Net cashflow
-4145 EUR
📈 10-year projection
3.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 42609 | 9374 | -4145 | 645398 | 217060 |
| Y2 | 43887 | 9655 | -3427 | 664760 | 247134 |
| Y3 | 45204 | 9945 | -2687 | 684703 | 278236 |
| Y4 | 46560 | 10243 | -1926 | 705244 | 310403 |
| Y5 | 47957 | 10550 | -1141 | 726401 | 343671 |
| Y6 | 49395 | 10867 | -333 | 748193 | 378080 |
| Y7 | 50877 | 11193 | 499 | 770639 | 413671 |
| Y8 | 52403 | 11529 | 1356 | 793758 | 450483 |
| Y9 | 53976 | 11875 | 2239 | 817571 | 488562 |
| Y10 | 55595 | 12231 | 3148 | 842098 | 527951 |
| Σ 10y | Cumulative net cashflow | -6418 | Equity at exit | 527951 | |
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.