Property investment calculator
A calculation with your assumptions, not a valuation
Enter your data: no value is filled in for you.
Result
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Your portfolio: compare your properties
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Calculation version: property@1.0.0. It's calculated in your browser; when you save, the server repeats the calculation with the same version. To see how the average price has moved in your area, check thehousing market.
How to use it
- 1Start with the example and replace each value with your property's: price, your region's purchase taxes, costs, refurbishment and financing.
- 2Enter the rent you expect to receive and a realistic vacancy (5% ≈ 18 days a year without a tenant).
- 3Check the Scenario Lab: it shows how cash flow and IRR change if rates rise, rent falls, it stands empty or you sell for less.
How it calculates
- Investment = price × (1 + purchase taxes) + costs + agency + refurbishment. Equity = investment − loan.
- Loan payment with the French system: P · r / (1 − (1 + r)^−n), with r = nominal rate / 12.
- Rent collected = gross rent × (1 − vacancy). Expenses = fixed + maintenance (% of gross rent) + management (% of rent collected).
- Net operating income (NOI) = rent collected − expenses. Cash flow = NOI − loan payments.
- Gross yield = annual gross rent / price. Net yield = year-1 NOI / total investment.
- Sale: price × (1 + appreciation)^years − selling costs − outstanding debt. IRR and NPV on the equity cash flows.
Verifiable example
€200,000 with 10% taxes, €3,000 of costs and €12,000 of refurbishment: €235,000 of investment. With 70% financed at 3% over 25 years, the payment is €663.90/month. Let at €1,000/month with 5% vacancy and €1,900 of expenses, NOI is €9,500 and cash flow €127.77/month; gross yield is 6% and net 4.04%.
Limitations
- Before income or corporate tax, which depends on your personal situation: check with a tax adviser.
- You enter the purchase taxes (transfer tax, or VAT and stamp duty): they depend on the autonomous community and your case.
- Appreciation, rent increases and vacancy are assumptions, not forecasts. It isn't a valuation.
- The interest rate stays constant; for a variable-rate loan, use the rate-rise scenarios.