Real-Estate Investment Calculator
Run the full numbers on a Portuguese buy-renovate-sell deal: IMT, financing, works, sale costs, and true ROI — all in one place.
A buy-renovate-sell deal in Portugal only works once the numbers close after paying IMT, stamp duty, deed fees, financing, works, holding costs, agency commission and VAT on those commissions. Most investors run the math in Excel and find out too late that they forgot a line — or worse, that they used a flat IMT rate instead of the progressive brackets.
This calculator runs the full deal from purchase to handover, using the same math our agents run when qualifying opportunities. It includes the 2026 progressive IMT brackets (with the distinction between permanent and secondary housing), the monthly mortgage payment with cumulative interest for the holding period, the early-amortization penalty when there's financing, and a proper operator-vs-investor split for profit and ROI.
Every line of the result is defensible. If a number doesn't match yours, you know exactly where to push back.
Edit any field — the result updates automatically. Numbers follow the 2026 progressive IMT tables.
Property
Works
Financing
Holding costs
Sale costs
Investor (optional)
Result
- Sale price
- 850 000 €
- Total project cost
- 783 625 €
- Gross profit
- 66 375,35 €
- ROI on total cost
- 8.00%
- Cash-on-cash
- 8.00%
- Capital required
- 783 625 €
- IMT
- 35 549,65 €
- Stamp duty
- 4800,00 €
- Acquisition (IMT+stamp duty+deed)
- 40 900 €
- Financing costs
- 0 €
- Monthly payment
- 0,00 €
- Cumulative interest
- 0,00 €
- Works
- 90 000 €
- Holding costs
- 450 €
- Sale costs
- 52 275 €
- € / m² (purchase)
- 10 000 €
- € / m² (works)
- 1500 €
- € / m² (sale)
- 14 167 €
How to use the real-estate investment calculator
1. Enter the property
Purchase price, VPT (Valor Patrimonial Tributário, on the caderneta predial), area, and estimated sale price. Check the permanent-home box only if you plan to live there — it changes which IMT table applies.
2. Set the works budget
Total amount you expect to spend on the renovation. Conservative is better — works tend to slip 20-30%.
3. Configure financing (optional)
If you'll take out a mortgage, set the down-payment percentage (100% = all cash), the annual rate, and the term. The calculator computes the monthly payment, cumulative interest during the holding period, and the early-amortization penalty at sale.
4. Add holding and sale costs
Months held (Portuguese average: 6-9 months), agency commission (5% is standard), and any extra commission or penalty.
5. Add an investor (optional)
If you're running the deal with an investor (50/50 or otherwise), set the profit share and how much capital the investor is putting in. The result shows the operator and investor ROI separately — not 'half the project ROI', which is the common spreadsheet mistake.
FAQ
Does the calculator use the official IMT tables?
Yes — the 2026 progressive brackets published by Portal das Finanças. IMT is computed on the higher of the declared price and the VPT, and the table used distinguishes permanent residence from secondary/investment housing.
Why does this give a different IMT than what the seller told me?
Sellers and agents often apply a flat rate (say 2% or 6%) for back-of-envelope math. The real schedule is progressive: 6 bands with a marginal rate and a fixed deduction. For homes above €324,058 the gap between a flat estimate and the real number can easily exceed €20,000.
What is cash-on-cash and how is it different from ROI?
Total ROI divides profit by total project cost (including what you borrowed). Cash-on-cash divides the same profit by the equity you actually had to deploy. The more leveraged the deal, the higher cash-on-cash tends to be — and the bigger the downside if the sale price slips.
Can I trust the estimated sale price?
The calculator takes your input as given. For a defensible number, pull recent comparable transactions in the same freguesia (Confidencial Imobiliário, INE) and use the lower quartile — that's what sells fast.
Does the calculator store my data?
No. It's fully stateless: we send the numbers to our engine, it returns the result, nothing is persisted. Run it 100 times a day if you want.
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