Story No. 2 · Frankfurt · Single, around €120k
A 420.000 € apartment, bought on a 120.000 € salary.
A 59 m² new-build apartment in Frankfurt Gallus, completed 2026, 100 % financed at 4,6 % fixed for ten years with 5 % degressive depreciation. The forecast, and the three scenarios we stress-tested before signing.
- Frankfurt Gallus59 m², new-build 2026
- Rent26 € / m²
- Financed100 %
- Interest4,6 % fixed 10 y
- Repayment1 %
- AfA5 % degressive
- Appreciation3 %
- Income growth0 %
- Own capital33.600 €
Own capital covers the purchase costs only: 6 % transfer tax, 1,5 % notary and land registry, 0,5 % financing costs. Hessen, single filing.
- Worst month before tax benefits
- −470 €
- In 2027, narrowing every year as rent rises
- After tax benefits, first full year
- +294 € / month
- The apartment carries itself from year one
- Total wealth if sold in 2036
- 221.309 €
- 6,59× own capital · 20,7 % annualized
Projection from the assumptions above. Rent is indexed 2 % a year, the salary stays flat, the building is depreciated at 5 % degressively, and the apartment is sold after the 10-year holding period, so the gain is tax-free.
What we stress-tested
Click a column to see its charts- Total wealth at sale
- 221.309 €sold 2036
- Own capital multiple
- 6,59×20,7 % a year · 10 years
- Cashflow before tax benefits
- −40.162 €over the hold
- Cashflow after tax benefits
- +26.401 €over the hold
- Tax benefits over the hold
- +66.563 €10 years
Base case, year by year
Cashflow before tax benefits
per month · rent minus loan and costs
−40.162 €
Cashflow after tax benefits
per month · including the tax refund
+26.401 €
Tax impact
per year · income tax saved
+66.563 €
The same three charts every client sees for their own property in the Financemate scenario planner.