Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Mixed-use building in Spinningfields · Ref 2580
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
5.0%
Cashflow / mo
-1176
10-yr return
107%
Net cashflow / mo
-1176
GBP · after debt service & taxes
Cap rate
5.0%
NOI ÷ asking price
Cash-on-cash
-3.1%
Year-1 cashflow ÷ cash-in
10-yr total return
107%
7.5% annualised
💼 Acquisition
Asking price
1355300 GBP
Down payment (30%)
406590 GBP
Acquisition fees (4.0%)
54212 GBP
Mortgage principal
948710 GBP
Total cash-in at close
460802 GBP
🏦 Financing
Loan amount
948710 GBP
Mortgage rate
5.20%
Term
25 years
Monthly payment
5657 GBP
Annual debt service
67886 GBP
📊 Year-1 operating P&L
Gross rent
+84029
Operating costs (20%)
−16806
Net operating income (NOI)
67223
− Debt service
−67886
− Income tax (20%)
−13445
Net cashflow
-14108 GBP
📈 10-year projection
2.5% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 84029 | 16806 | -14108 | 1389183 | 459474 |
| Y2 | 86129 | 17226 | -12763 | 1423912 | 514218 |
| Y3 | 88283 | 17657 | -11385 | 1459510 | 570895 |
| Y4 | 90490 | 18098 | -9973 | 1495998 | 629585 |
| Y5 | 92752 | 18550 | -8525 | 1533398 | 690370 |
| Y6 | 95071 | 19014 | -7041 | 1571732 | 753335 |
| Y7 | 97447 | 19489 | -5520 | 1611026 | 818570 |
| Y8 | 99884 | 19977 | -3961 | 1651301 | 886169 |
| Y9 | 102381 | 20476 | -2362 | 1692584 | 956230 |
| Y10 | 104940 | 20988 | -724 | 1734899 | 1028856 |
| Σ 10y | Cumulative net cashflow | -76362 | Equity at exit | 1028856 | |
Modelling assumptions
- Country baseline: GB — operating costs 20% of gross rent, income tax 20%, capital appreciation 2.5%/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.