Property purchase calculator
Estimate purchase costs, mortgage payments, rental yield, and returns for Andorra, Spain, Portugal, Italy, Malta, or custom rates, with or without a mortgage.
Models 4% ITP plus IIEI foreign investment tax for non-residents under Omnibus II (2026 rates).
Andorran residents may qualify for primary residence ITP relief on the first €600'000.
Non-residents committing to long-term rental (≥10 years) can claim a 90% IIEI rebate.
Mortgage, cashflow, and total return projections include optional long-term or holiday rental income.
Cash buyer
With mortgage
| Yr | Rate | Payment/mo | Principal | Interest | Balance |
|---|---|---|---|---|---|
| 1 | 3.50% | €1'502 | €7'644 | €10'378 | €292'356 |
| 2 | 3.50% | €1'502 | €7'916 | €10'106 | €284'440 |
| 3 | 3.50% | €1'502 | €8'198 | €9'825 | €276'242 |
| 4 | 3.50% | €1'502 | €8'489 | €9'533 | €267'752 |
| 5 | 3.50% | €1'502 | €8'791 | €9'231 | €258'961 |
| 6 | 3.50% | €1'502 | €9'104 | €8'919 | €249'857 |
| 7 | 3.50% | €1'502 | €9'428 | €8'595 | €240'430 |
| 8 | 3.50% | €1'502 | €9'763 | €8'259 | €230'667 |
| 9 | 3.50% | €1'502 | €10'110 | €7'912 | €220'556 |
| 10 | 3.50% | €1'502 | €10'470 | €7'553 | €210'086 |
| 11 | 3.50% | €1'502 | €10'842 | €7'180 | €199'244 |
| 12 | 3.50% | €1'502 | €11'228 | €6'795 | €188'016 |
| 13 | 3.50% | €1'502 | €11'627 | €6'395 | €176'389 |
| 14 | 3.50% | €1'502 | €12'041 | €5'982 | €164'348 |
| 15 | 3.50% | €1'502 | €12'469 | €5'553 | €151'879 |
| 16 | 3.50% | €1'502 | €12'913 | €5'110 | €138'967 |
| 17 | 3.50% | €1'502 | €13'372 | €4'651 | €125'595 |
| 18 | 3.50% | €1'502 | €13'847 | €4'175 | €111'748 |
| 19 | 3.50% | €1'502 | €14'340 | €3'683 | €97'408 |
| 20 | 3.50% | €1'502 | €14'850 | €3'173 | €82'558 |
| 21 | 3.50% | €1'502 | €15'378 | €2'644 | €67'180 |
| 22 | 3.50% | €1'502 | €15'925 | €2'097 | €51'255 |
| 23 | 3.50% | €1'502 | €16'491 | €1'531 | €34'763 |
| 24 | 3.50% | €1'502 | €17'078 | €944 | €17'685 |
| 25 | 3.50% | €1'502 | €17'685 | €337 | €0 |
For indicative purposes only. Monthly cashflow shows year-1 figures. Total returns apply annual rent growth as a geometric series. All rates and conditions must be verified with a licensed local solicitor or tax advisor.
What this calculator includes
- Purchase costs for Andorra, Spain, Portugal, Italy, Malta, or custom rates
- Spain regional ITP (simple and advanced), Portugal IMT (2026 tables), Italy registration tax or IVA, Malta stamp duty
- Mortgage payments, equity build-up, and cash needed at completion with or without financing
- Long-term rental yield with country-specific tax regimes and optional net-income base
- Holiday and short-term rental modelling with seasonal nightly rates, occupancy, and deductible costs
- Total return and monthly cashflow projections over your chosen holding period
- Saved scenarios, side-by-side comparison, PDF reports, and Excel export for signed-in users
Common questions
Which countries does the calculator support?
Andorra, Spain, Portugal, Italy, Malta, and a custom mode for manual rates. Select a country at the top of the calculator to see a short summary of what is modelled for that market. Amber notes list important limitations.
How accurate are the purchase tax figures?
Each country uses simplified rules based mainly on the purchase price. Spain covers regional ITP and advanced reductions. Portugal uses 2026 IMT tables. Italy and Malta include their main transfer taxes and fixed fees. Figures are indicative. Confirm final amounts with a licensed tax adviser before you sign.
What does the Spain ITP advanced mode cover?
You can pick your autonomous community and switch between simple regional rates and advanced ITP where reductions apply (for example large families, under-35 buyers, or vivienda habitual in some regions). Euskadi and other foral rules are flagged where relevant.
What is modelled for Portugal, Italy, and Malta?
Portugal: IMT, stamp duty, young buyer options, and rental regimes. Italy: registration tax or IVA, prima casa, cedolare secca, and fixed fees. Malta: stamp duty with first-time buyer relief and flat or marginal rental tax. Each country shows an amber limitation note for items not included (for example cadastral value, AIP permits, or full tax brackets).
How are long-term and holiday rental taxes handled?
Spain, Portugal, Italy, and Malta offer rental regime options in the rental section. You can choose flat rates (for example cedolare secca or Malta 15%) or net-income bases with deductible running costs where the regime allows it. Andorra rental scenarios use the purchase intent and buyer status options above the form.
Can I save scenarios and compare them?
Yes, with a free account. Save named scenarios from the calculator, open the compare view to sort and chart them side by side, and download a PDF report or Excel spreadsheet with numeric values.
Can I compare buying with and without a mortgage?
Yes. Toggle mortgage financing to see down payment, fees, monthly payments, and how leverage affects cashflow and total return over your holding period.
Are the results tax or legal advice?
No. Figures are for planning and comparison only. Licensing, financing, residency, and tax treatment can change. Always verify assumptions with licensed professionals in the country where you buy.