Investing
Is letting worth it?
What's left each month, after mortgage, costs and tax.
Investing
What's left each month, after mortgage, costs and tax.
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Investing
What's left each month, after mortgage, costs and tax.
Left each month, after tax
Gross yield
4.0%
Net yield
2.9%
Tax on rent
10%
Of that, €345 a month is loan capital, which stays yours.
If everything goes worse at once (Euribor +2 pp, 3 empty months, rent −10%): -€1,128 a month.
Cash needed
€76,708
What the purchase costs
€16,708
Return / year
−6.7%
Yearly return over 10 years (IRR)
2.1%
Break-even rent: €1,682/month · payback 25.0 years.
We count everything: transfer tax and deed, an 80% mortgage, IMI on the tax value, building fees, insurance, empty months, maintenance, the 4% stamp duty on interest of an investment mortgage, and the tax on rent.
In 2026 the tax on rental income depends on lease length and rent: 25% base, 15% with 5 years, 10% with 10 years, 5% with 20 years, or 10% whenever the rent stays under €2,300. The lowest applies.
With Euribor at 2.92% and gross yields of 4 to 5% in Lisbon and Porto, most leveraged deals lose money each month. This tool was built to tell you that.
The same maths on a real listing: the extension reads the price, area and location off the page itself. See the extension →