Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Boutique residence in 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
-877
10-yr return
35%
Net cashflow / mo
-877
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
561800 EUR
Down payment (30%)
168540 EUR
Acquisition fees (9.0%)
50562 EUR
Mortgage principal
393260 EUR
Total cash-in at close
219102 EUR
🏦 Financing
Loan amount
393260 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
2141 EUR
Annual debt service
25698 EUR
📊 Year-1 operating P&L
Gross rent
+25281
Operating costs (24%)
−6067
Net operating income (NOI)
19214
− Debt service
−25698
− Income tax (21%)
−4035
Net cashflow
-10519 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 25281 | 6067 | -10519 | 571912 | 187615 |
| Y2 | 25736 | 6177 | -10246 | 582207 | 207265 |
| Y3 | 26199 | 6288 | -9968 | 592687 | 227511 |
| Y4 | 26671 | 6401 | -9684 | 603355 | 248374 |
| Y5 | 27151 | 6516 | -9396 | 614215 | 269876 |
| Y6 | 27640 | 6634 | -9103 | 625271 | 292040 |
| Y7 | 28137 | 6753 | -8804 | 636526 | 314890 |
| Y8 | 28644 | 6874 | -8500 | 647984 | 338451 |
| Y9 | 29159 | 6998 | -8190 | 659647 | 362750 |
| Y10 | 29684 | 7124 | -7875 | 671521 | 387812 |
| Σ 10y | Cumulative net cashflow | -92285 | Equity at exit | 387812 | |
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.