5-Year Property ROI Simulator — Derby
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. Pre-filled with Derby medians from our latest snapshot (2026-05-09).
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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.