Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Renovated 4-bedroom flat overlooking 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
-252
10-yr return
119%
Net cashflow / mo
-252
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
456900 EUR
Down payment (30%)
137070 EUR
Acquisition fees (8.0%)
36552 EUR
Mortgage principal
319830 EUR
Total cash-in at close
173622 EUR
🏦 Financing
Loan amount
319830 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
1706 EUR
Annual debt service
20471 EUR
📊 Year-1 operating P&L
Gross rent
+31069
Operating costs (22%)
−6835
Net operating income (NOI)
24234
− Debt service
−20471
− Income tax (28%)
−6786
Net cashflow
-3022 EUR
📈 10-year projection
3.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 31069 | 6835 | -3022 | 470607 | 158275 |
| Y2 | 32001 | 7040 | -2499 | 484725 | 180203 |
| Y3 | 32961 | 7251 | -1960 | 499267 | 202882 |
| Y4 | 33950 | 7469 | -1404 | 514245 | 226337 |
| Y5 | 34969 | 7693 | -832 | 529672 | 250596 |
| Y6 | 36018 | 7924 | -243 | 545562 | 275686 |
| Y7 | 37098 | 8162 | 364 | 561929 | 301638 |
| Y8 | 38211 | 8406 | 989 | 578787 | 328480 |
| Y9 | 39358 | 8659 | 1633 | 596151 | 356246 |
| Y10 | 40538 | 8918 | 2296 | 614035 | 384967 |
| Σ 10y | Cumulative net cashflow | -4680 | Equity at exit | 384967 | |
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.