Real Estate Investment Calculator

Real Estate Investment Analysis

Prepared by Ronnel Estrada
0956 651 0333 (Viber/WhatsApp)
ronnelestrada.com · spibyronnel.setmore.com

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Project Details

Project Name

The name of the condominium or real estate project.

Developer

The company building the property.

Unit Type

What kind of unit: Studio, 1-Bedroom, 2-Bedroom, etc.

Floor Area (sqm)

The actual size of the unit in square meters. This is on your price list or floor plan.

Total Contract Price (₱)

The full purchase price of the unit. This is the total amount you're buying it for before any payment is split into installments.

Price per sqm (auto)

Automatically calculated. This tells you how much you're paying for each square meter — useful for comparing different units or projects.

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Phase 1 — Pre-Selling / Construction

This is the period while the building is being constructed. You pay in installments during this time.

Reservation Fee (₱)

The initial amount you pay to secure and hold your chosen unit. Think of it as a deposit that confirms you're serious.

Down Payment (% of TCP)

The percentage of the total price you pay upfront during construction. For example, 20% means you pay one-fifth of the price before turnover.

Down Payment Spread (months)

How many months the down payment is divided into. If your DP is 20% spread over 36 months, you pay a small amount monthly instead of one big lump sum.

Construction Period (years to turnover)

How many years until the building is finished and you receive your unit. "Turnover" is when the developer hands you the keys.

Monthly DP Amortization (auto)

Automatically calculated. This is your monthly installment during construction — the down payment divided into equal monthly payments.

Balance at Turnover (auto)

Automatically calculated. The remaining amount you still owe when the building is finished. You either pay this in cash or through a bank loan.

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Phase 2 — Post-Turnover / Rental

After the building is finished and you receive your unit. This is when rental income starts (if applicable).

Balance Financing (years)

If you're taking a bank loan for the remaining balance, how many years will you pay it off? Enter 0 if you're paying in full cash at turnover.

Interest Rate (% per year, 0 if cash)

The annual interest rate on your bank loan. This is what the bank charges you for borrowing money. Enter 0 if you're paying cash — no loan needed.

Expected Monthly Rent (₱)

How much rent you expect to collect per month if you rent out the unit. Check similar units in the area for a realistic number. Enter 0 if you plan to live in it.

Occupancy Rate (%)

What percentage of the year do you expect the unit to be rented? 90% means about 11 months rented, 1 month vacant (for tenant turnover, cleaning, etc.).

Association Dues (₱/month)

The monthly fee you pay to the building management for shared facilities — security, pool, gym, maintenance, elevators, common areas. Every condo charges this.

Property Tax + Misc (₱/year)

Annual real property tax and other yearly costs like insurance. This is a yearly amount, not monthly.

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Projection Assumptions

These are educated estimates about the future. No one can predict exactly, but historical data gives us reasonable ranges.

Annual Appreciation (%)

How much the property's value is expected to increase each year. If a ₱10M property appreciates 8% per year, it's worth ₱10.8M after Year 1. This compounds over time.

Annual Rent Escalation (%)

How much the rent increases each year. Most leases allow a small annual increase — typically 3-5%. This means your rental income grows over time.

Analysis Horizon (years from today)

How far into the future you want to project. 10 years is a common horizon for real estate investments. This is the point at which we calculate your total returns.

Selling Cost at Exit (% of value, CGT+broker)

The costs of selling the property later: Capital Gains Tax (6% in the Philippines), broker commission (typically 3%), and miscellaneous fees. These are deducted from your sale price when calculating profit.

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Alternative Asset Benchmarks

What if you put the same money somewhere else instead? Enter the expected returns of other options to compare.

Bank Time Deposit Rate (% per year)

The interest rate you'd earn if you put your money in a bank time deposit (a savings account where you lock your money for a fixed period). Currently around 5-6% per year in the Philippines.

Equity / REIT Return (% per year)

The expected annual return from stocks or REITs (Real Estate Investment Trusts — companies that own income-producing properties and trade like stocks). Historically 8-12% per year, but with higher risk.

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Fill in the property details and click Calculate to see your investment analysis.

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Key Investment Metrics

Total ROI

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Net of all costs

Return on Investment — how much profit you made compared to how much you spent. If you invested ₱2M and earned ₱1M profit, your ROI is 50%.

Annualized Return

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Per year (CAGR)

Your average yearly return, compounded. Think of it as "if my money grew at a steady rate each year, what would that rate be?" This is the most useful number for comparing against bank deposits or stocks.

Gross Rental Yield

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At turnover rent

Your annual rental income as a percentage of the property price — before deducting any expenses. Higher is better. Tells you how much income the property generates relative to what it cost.

Net Rental Yield

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After dues + tax

Same as gross yield, but after subtracting association dues and property tax. This is your real, take-home rental return. This is the number that matters for cash flow.

Property Value at Exit

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What the property is estimated to be worth when you decide to sell. This is based on the annual appreciation rate you set — the property's value grows each year like compound interest.

Total Capital Appreciation

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How much the property's value has increased from your purchase price to the exit year. If you bought at ₱10M and it's now worth ₱18M, that's 80% total appreciation.

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Property Value Projection

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Investment Timeline

Phase 1 — Construction

Reservation Fee Your initial deposit to hold the unit—

Monthly DP Your monthly installment during construction—

DP Period How long you pay the monthly installment—

Total Paid (Phase 1) Everything you've paid before the keys are handed over—

Value at Turnover What the property is estimated to be worth when you get the keys — it's been appreciating while being built—

Built-In Equity The difference between what it's now worth and what you paid. This is "profit on paper" you gained just by buying early—

Phase 2 — Post-Turnover

Balance at Turnover What you still owe when the building is done—

Monthly Amort (if financed) Your monthly loan payment if you finance the balance through a bank—

Monthly Net Rental Rent collected minus dues and taxes — what actually goes into your pocket each month—

Monthly Cash Flow Net rental minus loan payment. Positive = the property pays for itself and gives you extra. Negative = you top up each month—

Cumulative Rental (to exit) Total rent collected over all the years you own the property—

Value at Exit What the property is estimated to be worth at the end of your analysis period—

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Cumulative Cash Flow

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Exit Analysis (Year —)

Total Cash Invested

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Everything you paid out of pocket — reservation, down payment, loan payments, and all other costs from start to exit.

Total Rental Income

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All the rent you collected over the years, after deducting dues and taxes. This is money the property earned for you while you owned it.

Exit Sale Proceeds (net)

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What you actually receive when you sell — the property's value minus selling costs (capital gains tax and broker fees).

Net Profit

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Your bottom line: (sale proceeds + rental income) minus everything you invested. This is how much richer the investment made you.

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Calculate the investment analysis first to see comparisons.

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Calculate the investment analysis first to generate the export summary.

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Calculate your investment analysis first (Tabs 1-2), then come back here to see what waiting costs.

This isn't about pressure. It's about making sure you see the full picture — including what changes if your timeline shifts. Every month that passes, three things happen simultaneously: the property price adjusts upward, rental income you could have been collecting is missed, and the pre-selling advantage narrows. This tool quantifies those three forces using the same numbers you entered in your analysis.

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What If You Wait?

Slide to see the cost of delaying your decision by 3 months, 6 months, 1 year, or more.

Delay Period 6 months

3 mo6 mo1 yr18 mo2 yr30 mo3 yr

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Higher Purchase Price

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The same unit will cost this much more if the property appreciates while you wait. You pay more for the same thing.

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Missed Rental Income

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The rental income you could have been collecting during those months, had you owned the unit already.

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Total Opportunity Cost

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Higher price + missed rent combined. This is what waiting actually costs you in real pesos.

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Buy Now vs. Buy Later — Side by Side

Metric	Buy Now	Buy in 6 Months	Difference
Purchase Price	—	—	—
Price per sqm	—	—	—
Monthly DP Payment	—	—	—
Rental Income (missed)	—	—	—
Property Value at Exit	—	—	—
Total ROI	—	—	—

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Opportunity Cost Over Time

How the total cost of waiting grows with each passing month.

Every Day You Wait Costs You

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Based on combined price increase and missed rental income per day.

What this means: The "cost of waiting" isn't a sales tactic — it's basic math. While you decide, the property's value moves independently of your decision. Rental income starts only when you own. And pre-selling pricing adjusts with construction milestones, not with your timeline. The numbers above use the same appreciation rate and rental assumptions you set in your analysis. If those assumptions are conservative, the real cost of waiting may be higher.

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Asset	Total Invested	Value at Exit	Total Return	Annualized
🏢 This Property
🏦 Bank Deposit
📈 Equities / REITs

Comparison	Total Return	Annualized
🏢 This Property
🏦 Bank Deposit
📈 Equities

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