Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Penthouse-style apartment, San Niccolò
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
4.3%
Cashflow / mo
-963
10-yr return
53%
Net cashflow / mo
-963
EUR · after debt service & taxes
Cap rate
4.3%
NOI ÷ asking price
Cash-on-cash
-3.1%
Year-1 cashflow ÷ cash-in
10-yr total return
53%
4.4% annualised
💼 Acquisition
Asking price
953800 EUR
Down payment (30%)
286140 EUR
Acquisition fees (9.0%)
85842 EUR
Mortgage principal
667660 EUR
Total cash-in at close
371982 EUR
🏦 Financing
Loan amount
667660 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
3636 EUR
Annual debt service
43628 EUR
📊 Year-1 operating P&L
Gross rent
+53413
Operating costs (24%)
−12819
Net operating income (NOI)
40594
− Debt service
−43628
− Income tax (21%)
−8525
Net cashflow
-11559 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 53413 | 12819 | -11559 | 970968 | 318525 |
| Y2 | 54374 | 13050 | -10982 | 988446 | 351886 |
| Y3 | 55353 | 13285 | -10394 | 1006238 | 386258 |
| Y4 | 56349 | 13524 | -9796 | 1024350 | 421678 |
| Y5 | 57364 | 13767 | -9187 | 1042788 | 458183 |
| Y6 | 58396 | 14015 | -8567 | 1061559 | 495813 |
| Y7 | 59447 | 14267 | -7936 | 1080667 | 534607 |
| Y8 | 60517 | 14524 | -7294 | 1100119 | 574608 |
| Y9 | 61607 | 14786 | -6640 | 1119921 | 615861 |
| Y10 | 62716 | 15052 | -5974 | 1140079 | 658411 |
| Σ 10y | Cumulative net cashflow | -88329 | Equity at exit | 658411 | |
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.