5-Year Property ROI Simulator
Project total return on a buy-to-let purchase over 5-10 years. Combines leverage (mortgage), rent growth, price appreciation and ongoing costs into one cash-on-cash and total-return number — so you can compare property against bonds or stocks at the same risk-adjusted framing.
Inputs
€
€
%
%
yr
yr
%
%
%
%
Results
Cash invested upfront
€0
Cumulative net rent
€0
Capital gain at exit
€0
Total return
€0
Total return %
+0.0%
Annualised return
0.00%
Annualised return below 4% — comparable to euro government bonds without the illiquidity. Re-check assumptions.
Leverage is 70% of price — that amplifies both gains and losses. A 10% price drop here would wipe 7% off your equity.
Frequently Asked Questions
What's a good ROI on European real estate?
Mid-cycle, leveraged buy-to-let in major European cities historically returns 6-10% annualised including rent and appreciation. Below 4% is bond-like; above 12% usually means heavy leverage or optimistic growth assumptions.
Should I use cash or leverage to buy?
Leverage boosts return when prices rise and rent covers costs, but it also amplifies losses if prices drop or vacancy spikes. As a rule, leverage works when your stress-tested cash flow stays positive at +3pp on mortgage rate.