Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
3-bed apartment, 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
-417
10-yr return
119%
Net cashflow / mo
-417
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
756600 EUR
Down payment (30%)
226980 EUR
Acquisition fees (8.0%)
60528 EUR
Mortgage principal
529620 EUR
Total cash-in at close
287508 EUR
🏦 Financing
Loan amount
529620 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
2825 EUR
Annual debt service
33898 EUR
📊 Year-1 operating P&L
Gross rent
+51449
Operating costs (22%)
−11319
Net operating income (NOI)
40130
− Debt service
−33898
− Income tax (28%)
−11236
Net cashflow
-5005 EUR
📈 10-year projection
3.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 51449 | 11319 | -5005 | 779298 | 262093 |
| Y2 | 52992 | 11658 | -4138 | 802677 | 298407 |
| Y3 | 54582 | 12008 | -3245 | 826757 | 335961 |
| Y4 | 56219 | 12368 | -2325 | 851560 | 374802 |
| Y5 | 57906 | 12739 | -1378 | 877107 | 414972 |
| Y6 | 59643 | 13122 | -403 | 903420 | 456520 |
| Y7 | 61433 | 13515 | 602 | 930523 | 499494 |
| Y8 | 63276 | 13921 | 1637 | 958438 | 543945 |
| Y9 | 65174 | 14338 | 2703 | 987191 | 589923 |
| Y10 | 67129 | 14768 | 3801 | 1016807 | 637484 |
| Σ 10y | Cumulative net cashflow | -7749 | Equity at exit | 637484 | |
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.