Real Estate Investment Calculator

Real Estate Investment Analysis

Prepared by Ronnel Estrada, RES
PRC No. 007584 · DHSUD No. CVR-A-02/19-2104
0956 651 0333 · ronnelestrada.com

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Quick-Start Presets

Load a scenario to see the calculator in action — then customize.

Presets use sample data only. Replace with your actual project details before presenting to a client.

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Project Details

Project Name

Developer

Unit Type

Floor Area (sqm)

Total Contract Price (₱)

Price per sqm (auto)

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Phase 1 — Pre-Selling / Construction

While the building is being constructed. You pay in installments.

Reservation Fee (₱)

Down Payment (% of TCP)

DP Spread (months)

Construction Period (years)

Monthly DP (auto)

Balance at Turnover (auto)

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Phase 2 — Post-Turnover / Rental

After you receive your unit. Rental income starts here.

Loan Term (years, 0 if cash)

Initial Interest Rate (%)

Monthly Rent (₱)

Occupancy (%)

Assoc. Dues (₱/mo)

Property Tax (₱/year)

Rental Income Tax

Apply income tax on rental income? (PH: 5% final tax if registered; 0% if not declared)

⚠️ Loan Re-Pricing Scenario (PH bank loans typically re-price every 1, 3, or 5 years)

Re-price After (years, 0 = disabled)

Set to 0 to ignore. Set to 5 if your bank re-prices at Year 5.

New Interest Rate (%)

What the rate might become at re-pricing.

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Projections

Split appreciation: pre-turnover (construction phase) vs. post-turnover (rental phase).

Pre-Turnover Appreciation (%/yr)

During construction. Pre-selling prices tend to appreciate faster due to milestone increases.

Post-Turnover Appreciation (%/yr)

After turnover. Normalizes as the development matures.

Rent Escalation (%/yr)

Horizon (years)

Selling Cost (%)

CGT (6%) + broker (5%) at sale.

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Benchmarks — Net of Taxes & Fees

Same monthly payments invested elsewhere. What would they have earned?

Bank / TD Rate (%/yr gross)

Withholding Tax on Interest (%)

Equities / REITs Return (%/yr gross)

Equity / REIT Exit Costs (%)

Fair comparison: Property returns are net of CGT, broker, dues, rental income tax, and property tax. Bank returns are adjusted for 20% withholding tax. Equity / REIT returns are adjusted for exit costs. All comparisons use your actual payment schedule as the deposit basis.

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Fill in details on the Inputs tab and click Calculate.

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Key Investment Metrics

Total ROI

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Net of all costs

Profit vs. your own cash deployed. Amplified by leverage.

Annual Return (CAGR)

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Per year

Average yearly return on own cash, compounded.

Gross Yield

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Before expenses

Annual rent ÷ TCP. Before dues, tax, and income tax.

Net Yield

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After all deductions

Take-home rental return after dues, property tax, and rental income tax.

Exit Value

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Estimated property worth at exit year.

Total Appreciation

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Value increase from TCP to exit (pre + post-turnover).

Break-Even Exit Price

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The minimum sale price to recover all costs after rental income.

Net Profit

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Sale + rental − all costs

Bottom line: what you walk away with.

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Value Projection

Split appreciation: faster pre-turnover, normalized post-turnover.

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Investment Timeline

Phase 1 — Construction

ReservationDeposit to hold unit—

Monthly DPMonthly installment—

DP Period—

Total Phase 1All cash before keys—

Turnover ValueWorth when you get keys—

Built-In EquityPre-selling gain at turnover—

Phase 2 — Post-Turnover

BalanceRemaining to finance—

Loan PaymentMonthly amortization—

Net RentalAfter dues, tax, income tax—

Cash FlowNet rental minus loan—

Total RentalAll net rent collected—

Loan Balance at ExitRemaining loan when selling—

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Annual Cash Flow

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Post-Turnover Appreciation Sensitivity

Stress-test the return if property appreciation underperforms your projection.

Annual Post-Turnover Rate7.00%

2%4%6%8%10%12%14%

Exit Value

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Appreciation

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Total ROI

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Annual CAGR

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Net Profit

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Adjust the slider to stress-test the return.

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Rental Income Sensitivity

What if rent is lower than expected? Drag to test rental yield and cash flow at different rent levels.

Monthly Rent—

50%70%90%100%110%130%150%

Gross Yield

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Net Yield

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Monthly Cash Flow

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Net Profit

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Adjust the slider to see how rent changes affect your return.

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Leverage ROI Isolator

Same property, same rent, same appreciation — different DP amounts. How does leverage change your return?

DP %	Cash In	Balance	Monthly Loan	Monthly CF	Total ROI	Annual CAGR

Highlighted row = your current DP selection. Higher leverage amplifies gains — and risk. A negative cash flow at low DP means you subsidize the loan monthly, but equity builds faster.

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Exit Analysis (Year —)

Total Cost

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All cash deployed + loan payoff at sale.

Total Net Rental

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All net rent collected, after dues, property tax, and income tax.

Sale Proceeds

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Exit value minus CGT and broker fee.

Net Profit

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(Sale + Rental) − Total Cost.

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Calculate first to see comparisons.

Pre-Assignment Calculator. Bought pre-selling and thinking of flipping before turnover? Calculate your profit, ROI on DP paid, and whether selling now beats holding to completion.

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Assignment Details

Based on your inputs tab. Adjust as needed.

Original TCP (₱ — from your contract)

Auto-filled from your inputs. Confirm this matches your contract.

Months of DP Paid So Far

How many DP installments have you paid?

Assignment Price (₱ — what new buyer pays)

The new TCP or price your buyer is taking over at.

Assignment Fee (₱ — separate from price, if any)

Additional fee charged directly to the buyer above the price.

Estimated Tax Rate on Gain (%)

Simplified: 6% CGT on gain is a common estimate. Actual treatment varies — consult a tax advisor.

Broker / Admin Fee (%)

If you use a broker for the assignment, or developer admin fee.

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Fill in the fields above and click Calculate Assignment Profit.

Scenario	Net Proceeds	Time	Annualized Return
🏷️ Assign Now	—	—	—
🏢 Hold to Exit (Yr —)	—	—	—

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Calculate first to generate export.

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Calculate your analysis first, then see what waiting costs.

Asset	Total Deployed	Net Value	Net Return	Net Annual
🏢 Property
🏦 Bank / TD (net of tax)
📈 Equities / REITs (net of fees)

Compare	Net Return	Net Annual
🏢 Property
🏦 Bank / TD (after tax)
📈 Equities / REITs (after fees)

Investment Calculator

Quick-Start Presets

Project Details

Phase 1 — Pre-Selling / Construction

Phase 2 — Post-Turnover / Rental

Projections

Benchmarks — Net of Taxes & Fees

Key Investment Metrics

Negative Cash Flow — Affordability Check Required

Positive Cash Flow — Property Pays for Itself

Rate Re-Pricing Impact

Value Projection

Investment Timeline

Phase 1 — Construction

Phase 2 — Post-Turnover

Annual Cash Flow

Post-Turnover Appreciation Sensitivity

Rental Income Sensitivity

Leverage ROI Isolator

Exit Analysis (Year —)

Same Monthly Payments. Three Different Outcomes.

Your Payment Schedule → Three Destinations

Net Equity Growth Over Time

Assignment Details

Assignment Profit Summary

Sell Now vs. Hold to Completion

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What If You Wait?

Buy Now vs. Buy Later

Cost Over Time

Metric	Buy Now	Buy Later	Difference
Purchase Price	—	—	—
Price/sqm	—	—	—
Monthly DP	—	—	—
Rental Collected	—	—	—
Exit Value	—	—	—
Total ROI	—	—	—