IRR Calculator for Property Investors
Model the full return on a single property purchase — gross yield, cash-on-cash, and IRR over your hold period, including mortgage amortisation and exit proceeds.
10.8% over 10 years comfortably beats the 7-8% threshold most private investors use as a "go" line. The combination of 0.8% year-1 cash-on-cash and 3%/yr capital growth is doing the work.
Red flag · Mortgage rate locked at 4.2% for 25 years. If your fix expires before exit and rates step up 200bps, the yr-1 cashflow falls by −€4,588.
Next move · Run the same property through a different LTV (try 80% in the Ownership Comparator). Leverage amplifies IRR when capital growth is positive — this is where the real number is.
Free saves the scenario. Trial unlocks the full report.
Free stress test
Levered IRR under stress
Three what-ifs. Individual unlocks the full sensitivity grid.
| What if | Base | Under stress |
|---|---|---|
| Mortgage rate +200bps | 10.8% | 8.7% |
| Rent growth −1%/yr | 10.8% | 10.5% |
| Capital growth −2%/yr | 10.8% | 7.6% |
Each row holds everything else constant and shifts one assumption. The full sensitivity grid (every combination, year by year) lives in Individual.
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How to interpret your results
- IRR is the annualised return on the cash you actually put in. Above 10% is strong for residential; below 4% suggests the leverage isn't helping you.
- Gross yield ignores costs and mortgage — useful as a screening number, not a decision number.
- Cash-on-cash in year 1 shows whether the property pays its own way before exit gains.
- Capital growth assumption matters more than rent growth — a 1% shift compounds significantly over a 10-year hold.
What this doesn’t include
Taxes (income, capital gains, stamp duty) and country-specific deductions vary too much for a general calculator. For tax-aware after-tax IRR by jurisdiction, see AssetCentral's portfolio workspace.
Keep going on this property, or move it into the full portfolio so you can track it month after month.
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