Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Boutique residence in Alfama
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
4.2%
Cashflow / mo
-1458
10-yr return
95%
Net cashflow / mo
-1458
EUR · after debt service & taxes
Cap rate
4.2%
NOI ÷ asking price
Cash-on-cash
-3.8%
Year-1 cashflow ÷ cash-in
10-yr total return
95%
6.9% annualised
💼 Acquisition
Asking price
1208200 EUR
Down payment (30%)
362460 EUR
Acquisition fees (8.0%)
96656 EUR
Mortgage principal
845740 EUR
Total cash-in at close
459116 EUR
🏦 Financing
Loan amount
845740 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
4511 EUR
Annual debt service
54131 EUR
📊 Year-1 operating P&L
Gross rent
+65243
Operating costs (22%)
−14353
Net operating income (NOI)
50889
− Debt service
−54131
− Income tax (28%)
−14249
Net cashflow
-17491 EUR
📈 10-year projection
3.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 65243 | 14353 | -17491 | 1244446 | 418532 |
| Y2 | 67200 | 14784 | -16392 | 1281779 | 476520 |
| Y3 | 69216 | 15228 | -15260 | 1320233 | 536490 |
| Y4 | 71293 | 15684 | -14094 | 1359840 | 598513 |
| Y5 | 73431 | 16155 | -12892 | 1400635 | 662661 |
| Y6 | 75634 | 16640 | -11655 | 1442654 | 729009 |
| Y7 | 77903 | 17139 | -10381 | 1485934 | 797633 |
| Y8 | 80240 | 17653 | -9068 | 1530512 | 868615 |
| Y9 | 82648 | 18182 | -7717 | 1576427 | 942037 |
| Y10 | 85127 | 18728 | -6324 | 1623720 | 1017986 |
| Σ 10y | Cumulative net cashflow | -121274 | Equity at exit | 1017986 | |
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.