Pro tool
Hold-period return simulator
The whole ownership lifecycle in one view — what you put in, what it costs to hold, what it earns, and what you walk away with after tax. A scenario on your own assumptions, not a forecast.
Pro tool
The whole ownership lifecycle in one view — what you put in, what it costs to hold, what it earns, and what you walk away with after tax. A scenario on your own assumptions, not a forecast.
FAQ
It models the whole ownership lifecycle over the years you choose: the one-off purchase costs, the cumulative annual property tax, net rental income after tax, and the capital gains tax when you sell — ending in a net profit or loss and a simple annualised return. It uses the same verified cost and tax figures as our individual calculators. Figures are indicative and current as of 2026 — always confirm with a qualified local professional before you commit.
No — and that is deliberate. The annual appreciation is your assumption, and it defaults to 0%, so the tool never forecasts a market. It does arithmetic on the numbers you enter, like a spreadsheet. Try a range of appreciation figures to see how sensitive the outcome is; none of them is a prediction.
No. It is a simple average — total profit or loss divided by the cash you put in, divided by the number of years. It excludes financing (mortgage interest and leverage) and the timing of cashflows, so it is a rough comparison figure, not an internal rate of return.
Purchase costs (transfer tax or VAT, notary, legal, registry), the annual property tax while you hold (IBI, IMI, taxe foncière, ENFIA, emlak vergisi or council tax), income tax on rent, and capital gains tax on the sale. The tax rates are editable effective seeds — set them to your own situation. Wealth, succession and non-resident imputed-income taxes are not modelled. Figures are indicative and current as of 2026 — always confirm with a qualified local professional before you commit.
No. It is a scenario modelling tool for your own planning, not a valuation, forecast or personalised financial advice. For a decision on a specific property or your tax position, speak to a qualified local adviser.