Set your purchase price, closing costs, financing terms, rent and operating costs to see unlevered cap rate, cash-on-cash return, total ROI and a simple cash-payback period — in THB or USD. Unbiased, no paid placement.
A levered rental-property return model: set your purchase price, closing costs, financing and operating assumptions, then see unlevered cap rate, cash-on-cash return, total ROI (including principal paydown) and a simple cash-payback period. Nothing here is a market quote — every figure is yours to set.
Closing costs & upfront cash:
Financing:
Rental income & operating costs:
Cap rate measures return on the full purchase price, ignoring financing — useful for comparing properties on an apples-to-apples basis. Cash-on-cash return measures return on the cash you actually put in (down payment plus closing costs and any renovation), after subtracting mortgage payments — the number that matters if you're financing the purchase. Total ROI adds back the year-one principal you paid down through your mortgage, since that portion builds equity even though it left your bank account. On the numbers above, ฿2,040,000 of cash produces ฿-91,369 a year in cash flow after financing — a -4.48% cash-on-cash return, or 0.71% once principal paydown is included.
Estimates only, from the figures you enter — not financial, investment, tax or legal advice, and not a substitute for a licensed accountant, mortgage broker or appraiser. Thai transfer fees, taxes and mortgage terms vary by property, lender, ownership structure and buyer nationality (foreign buyers typically cannot get a Thai mortgage on a condo and often finance via a home-country loan or lender-in-home-country product) — confirm current rates and eligibility before committing capital. USD figures use a live mid-market reference rate and will differ from your bank or transfer service. BAANLYY never takes paid placement.
A property's cap rate is fixed by its price and net operating income alone, but almost no one actually pays 100% cash. Once you finance part of the purchase, your real return depends on the spread between the cap rate and your mortgage rate — borrow at a lower rate than the property yields, and leverage amplifies your cash-on-cash return above the unlevered cap rate. Borrow at a higher rate, and leverage works against you. This calculator shows both numbers side by side so you can see exactly how much of your return is coming from the deal itself versus from financing.
Cash-on-cash return only counts money that actually lands in your bank account each year. It ignores the portion of every mortgage payment that pays down principal — money you don't see as cash flow, but that increases your equity in the property just the same. Total ROI adds that first-year principal paydown back in, giving a fuller (if slightly more optimistic) picture of your real annual return on the cash you invested.
It doesn't assert a market purchase price, rent, mortgage rate or closing-cost percentage — every figure is yours to set, ideally sourced from an actual listing, lender quote or licensed professional. It doesn't model property appreciation, exit costs, Thailand's full progressive tax system or double-taxation treaties, and it isn't financial, investment, tax or legal advice, or a substitute for a licensed accountant, mortgage broker or appraiser. Treat the output as a directional planning tool, then bring in the right professionals before committing capital.
BAANLYY can connect you with a vetted agent, mortgage broker or accountant to verify the real numbers before you commit.
General information only — not financial, investment, tax or legal advice, and not a substitute for a licensed accountant, mortgage broker or appraiser. Purchase prices, rents, closing costs, financing terms and tax rules vary by property, lender and buyer situation, and change over time; always confirm current figures with licensed professionals before committing capital. USD figures use a live mid-market reference rate and will differ from your bank or transfer service. BAANLYY never takes paid placement in editorial content.