Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Boutique office space, Pâquis · Ref 4619
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
-2315
10-yr return
52%
Net cashflow / mo
-2315
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
1484200 CHF
Down payment (30%)
445260 CHF
Acquisition fees (4.0%)
59368 CHF
Mortgage principal
1038940 CHF
Total cash-in at close
504628 CHF
🏦 Financing
Loan amount
1038940 CHF
Mortgage rate
2.40%
Term
25 years
Monthly payment
4609 CHF
Annual debt service
55305 CHF
📊 Year-1 operating P&L
Gross rent
+43042
Operating costs (18%)
−7748
Net operating income (NOI)
35294
− Debt service
−55305
− Income tax (22%)
−7765
Net cashflow
-27775 CHF
📈 10-year projection
1.5% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 43042 | 7748 | -27775 | 1506463 | 498229 |
| Y2 | 43687 | 7864 | -27362 | 1529060 | 552278 |
| Y3 | 44343 | 7982 | -26943 | 1551996 | 607428 |
| Y4 | 45008 | 8101 | -26517 | 1575276 | 663704 |
| Y5 | 45683 | 8223 | -26086 | 1598905 | 721130 |
| Y6 | 46368 | 8346 | -25647 | 1622888 | 779731 |
| Y7 | 47064 | 8471 | -25203 | 1647232 | 839531 |
| Y8 | 47770 | 8599 | -24751 | 1671940 | 900557 |
| Y9 | 48486 | 8728 | -24293 | 1697019 | 962835 |
| Y10 | 49214 | 8858 | -23828 | 1722475 | 1026392 |
| Σ 10y | Cumulative net cashflow | -258404 | Equity at exit | 1026392 | |
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.