Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Family home, 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
-560
10-yr return
119%
Net cashflow / mo
-560
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
1015700 EUR
Down payment (30%)
304710 EUR
Acquisition fees (8.0%)
81256 EUR
Mortgage principal
710990 EUR
Total cash-in at close
385966 EUR
🏦 Financing
Loan amount
710990 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
3792 EUR
Annual debt service
45507 EUR
📊 Year-1 operating P&L
Gross rent
+69068
Operating costs (22%)
−15195
Net operating income (NOI)
53873
− Debt service
−45507
− Income tax (28%)
−15084
Net cashflow
-6718 EUR
📈 10-year projection
3.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 69068 | 15195 | -6718 | 1046171 | 351848 |
| Y2 | 71140 | 15651 | -5555 | 1077556 | 400597 |
| Y3 | 73274 | 16120 | -4356 | 1109883 | 451012 |
| Y4 | 75472 | 16604 | -3122 | 1143179 | 503153 |
| Y5 | 77736 | 17102 | -1850 | 1177475 | 557081 |
| Y6 | 80068 | 17615 | -540 | 1212799 | 612857 |
| Y7 | 82470 | 18143 | 809 | 1249183 | 670548 |
| Y8 | 84944 | 18688 | 2198 | 1286658 | 730220 |
| Y9 | 87493 | 19248 | 3629 | 1325258 | 791944 |
| Y10 | 90118 | 19826 | 5103 | 1365016 | 855792 |
| Σ 10y | Cumulative net cashflow | -10403 | Equity at exit | 855792 | |
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.