Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Architect-designed villa 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
-567
10-yr return
95%
Net cashflow / mo
-567
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
470000 EUR
Down payment (30%)
141000 EUR
Acquisition fees (8.0%)
37600 EUR
Mortgage principal
329000 EUR
Total cash-in at close
178600 EUR
🏦 Financing
Loan amount
329000 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
1755 EUR
Annual debt service
21058 EUR
📊 Year-1 operating P&L
Gross rent
+25380
Operating costs (22%)
−5584
Net operating income (NOI)
19796
− Debt service
−21058
− Income tax (28%)
−5543
Net cashflow
-6804 EUR
📈 10-year projection
3.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 25380 | 5584 | -6804 | 484100 | 162812 |
| Y2 | 26141 | 5751 | -6377 | 498623 | 185370 |
| Y3 | 26926 | 5924 | -5936 | 513582 | 208699 |
| Y4 | 27733 | 6101 | -5483 | 528989 | 232827 |
| Y5 | 28565 | 6284 | -5015 | 544859 | 257781 |
| Y6 | 29422 | 6473 | -4534 | 561205 | 283591 |
| Y7 | 30305 | 6667 | -4038 | 578041 | 310286 |
| Y8 | 31214 | 6867 | -3528 | 595382 | 337898 |
| Y9 | 32151 | 7073 | -3002 | 613243 | 366460 |
| Y10 | 33115 | 7285 | -2460 | 631641 | 396005 |
| Σ 10y | Cumulative net cashflow | -47177 | Equity at exit | 396005 | |
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.