Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Private villa with garden, 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
-634
10-yr return
95%
Net cashflow / mo
-634
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
525900 EUR
Down payment (30%)
157770 EUR
Acquisition fees (8.0%)
42072 EUR
Mortgage principal
368130 EUR
Total cash-in at close
199842 EUR
🏦 Financing
Loan amount
368130 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
1964 EUR
Annual debt service
23562 EUR
📊 Year-1 operating P&L
Gross rent
+28399
Operating costs (22%)
−6248
Net operating income (NOI)
22151
− Debt service
−23562
− Income tax (28%)
−6202
Net cashflow
-7613 EUR
📈 10-year projection
3.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 28399 | 6248 | -7613 | 541677 | 182177 |
| Y2 | 29251 | 6435 | -7135 | 557927 | 207417 |
| Y3 | 30128 | 6628 | -6642 | 574665 | 233521 |
| Y4 | 31032 | 6827 | -6135 | 591905 | 260518 |
| Y5 | 31963 | 7032 | -5612 | 609662 | 288440 |
| Y6 | 32922 | 7243 | -5073 | 627952 | 317320 |
| Y7 | 33909 | 7460 | -4519 | 646791 | 347190 |
| Y8 | 34927 | 7684 | -3947 | 666194 | 378087 |
| Y9 | 35975 | 7914 | -3359 | 686180 | 410046 |
| Y10 | 37054 | 8152 | -2753 | 706766 | 443104 |
| Σ 10y | Cumulative net cashflow | -52788 | Equity at exit | 443104 | |
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.