Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Penthouse-style apartment, Brera
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
3.4%
Cashflow / mo
-2177
10-yr return
35%
Net cashflow / mo
-2177
EUR · after debt service & taxes
Cap rate
3.4%
NOI ÷ asking price
Cash-on-cash
-4.8%
Year-1 cashflow ÷ cash-in
10-yr total return
35%
3.0% annualised
💼 Acquisition
Asking price
1395500 EUR
Down payment (30%)
418650 EUR
Acquisition fees (9.0%)
125595 EUR
Mortgage principal
976850 EUR
Total cash-in at close
544245 EUR
🏦 Financing
Loan amount
976850 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
5319 EUR
Annual debt service
63832 EUR
📊 Year-1 operating P&L
Gross rent
+62798
Operating costs (24%)
−15071
Net operating income (NOI)
47726
− Debt service
−63832
− Income tax (21%)
−10022
Net cashflow
-26129 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 62798 | 15071 | -26129 | 1420619 | 466032 |
| Y2 | 63928 | 15343 | -25450 | 1446190 | 514843 |
| Y3 | 65079 | 15619 | -24759 | 1472222 | 565133 |
| Y4 | 66250 | 15900 | -24056 | 1498722 | 616955 |
| Y5 | 67442 | 16186 | -23340 | 1525699 | 670366 |
| Y6 | 68656 | 16478 | -22611 | 1553161 | 725421 |
| Y7 | 69892 | 16774 | -21869 | 1581118 | 782180 |
| Y8 | 71150 | 17076 | -21114 | 1609578 | 840706 |
| Y9 | 72431 | 17383 | -20345 | 1638551 | 901063 |
| Y10 | 73735 | 17696 | -19562 | 1668044 | 963318 |
| Σ 10y | Cumulative net cashflow | -229233 | Equity at exit | 963318 | |
Modelling assumptions
- Country baseline: IT — operating costs 24% of gross rent, income tax 21%, capital appreciation 1.8%/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.