For buyers in Germany
Evaluate any rental property in Germany, before you sign.
The realistic cashflow, tax savings, and ten-year return on the deal in front of you. Plus stress-tests for the things the broker won't talk about.
Free, autosaved, takes about 15 minutes.
Deal forecast
After-tax cashflow
Year 1
€127/mo
Year 10
€428/mo
Equity Y10
€186k
Tax savings
€4,820/yr
What's the asking price?
Scenario
Tenant gap, 6 months
Munich, Bogenhausen
BY10yr return
€148k
Before you sign
The numbers you got aren't yours.
The seller's numbers are biased.
Pro-formas from brokers and developers are built to close the deal. They lean optimistic on rent, soft on costs, and skip the German tax detail entirely.
You don't know your real cashflow after taxes.
AfA, joint filing, your Hebesatz, Spekulationssteuer if you sell early. The cash you actually keep depends on all of it, and a back-of-envelope misses most.
You can't stress-test what scares you.
What if you leave Germany. What if your tenant moves out for six months. What if rates reset higher when you refinance.
Forward projection
The honest ten-year picture of the deal.
We rebuild the broker's pro-forma from scratch, with German tax law, your filing status, and the costs they left out. The number you see is the number you'd actually keep.
- Year-by-year cashflow, after every cost and German tax
- Equity build-up from repayment plus appreciation
- Tax savings: how much income the deal would shelter
- True return on the cash you put in, not just the listing's gross yield
Stress-tests
Pressure-test the deal before you sign.
Move rent, interest, income, or timeline and watch the projection shift in real time. The deal that looked great at the open house should still hold up when life doesn't cooperate.
The first tenant takes six months to land.
Zero the rent for half a year, see how the deal absorbs the gap and how long your reserves cover it.
You leave Germany inside ten years.
See what selling looks like with Spekulationssteuer in play, what holding looks like with no German income, and which path keeps more.
Rates climb when you refinance.
Raise the interest, see what your next fixed-rate period costs and how it shifts the deal's break-even.
How it works
Fifteen minutes from first answer to full evaluation.
Is this a property you already own, or one you're considering?
Tell us about the property
About 15 minutes of chat: address, asking price, expected financing, rent, your tax picture. Best-guess numbers are fine, refine later.
We model it for Germany
AfA schedule for the build year, transfer tax for the Bundesland, your filing status, joint or single. Every German rule that matters.
Cashflow
+€127/mo
Tax savings
€4.8k/yr
10yr return
€148k
See the deal, run scenarios
Year-by-year cashflow, tax savings, and ten-year return. Pull any lever to stress-test. Edit anytime, compare deals.
FAQ
Questions, answered
Broker pro-formas optimise for closing the deal: rent slightly high, costs slightly low, and German tax detail rarely modelled. We rebuild the numbers from your inputs, with AfA, transfer tax, joint or single filing, and your Hebesatz baked in. The result is the cashflow and return you'd actually keep, not the headline.
Yes. The chat asks at the start whether you already own or are evaluating, and then runs the same forward calculation either way. Use best-guess numbers for purchase price, financing, and rent, and refine as you negotiate or get firmer quotes. Everything autosaves so you can come back as the deal evolves.
You can run the chat as many times as you like. Each evaluation is saved to your account, so you can pull up two or three side by side, change assumptions, and pick the one that holds up.
About 15 minutes for the chat. Around 30 questions covering the property, purchase, financing, rent, and your tax situation. Best-guess numbers are fine, you can refine anytime.
We model AfA based on the build year, transfer tax based on the Bundesland, your filing status (joint or single), and the way rental income flows through Einkünfte aus Vermietung und Verpachtung. The calculations reflect German tax law for the current year. For final filing decisions, we still recommend a Steuerberater, but the numbers you see should match what they tell you.
Yes. The evaluation, your inputs, and any scenarios you run are saved to your account so you can return to them and refine as the deal develops. Account creation is free.