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Before investing, understand

Your development.
Its annual yield.

Start from a development in Bali, Thailand or Georgia. Choose your unit, adjust your assumptions and estimate what your investment could generate over a year.

An annual estimate, in the currency of your choice. Acquisition costs can be estimated according to the country and the right acquired. No local rent or rental tax is assumed.

Explore the financial structures

The starting point

A development.
Your scenario.

Choose your development and your unit. The documented price is carried over; rents and charges remain your assumptions. Changing development or unit resets the amounts.

Set out your assumptions.

Illustrative example in EUR to explore the tool. Replace each value with your own assumptions.

Changing the currency clears the amounts, which must be re-entered: no conversion is carried out. All your amounts must be in this same currency.
01 The starting budget
Price paid for the property or the leasehold, excluding fees.
The amount for your file, or use the per-country estimate below. Include duties, fees and initial costs not included in the price.
Initial budget to make the property ready for letting. Zero if already included.
Estimate acquisition costs by country

Optional. Set aside a provision for the duties and fees of your project. Choose the right acquired and confirm the bases with your local professional. No amount is added to the simulator without your action.

The country follows the development selected. You can specify it for a free project or where no destination has been entered.
Assumption derived from the project price, to be replaced by the administrative value, the contractual rents or the taxable base after allowance as applicable. Convert it yourself into the project currency.
5% is the legal ceiling proposed as an assumption. Replace it with the applicable local rate after verification.
For example, enter the number of GEL corresponding to 1 USD if your project is in USD. Use a documented rate; no exchange rate is assumed.
According to your scenario and the agreed split. Zero is not an exemption. The Thai lease stamp is handled separately.
Legally due from the lessor. Keep zero unless responsibility is documented in your contract.
Mandatory entry, even zero: legal, notary/PPAT, agent, translation, power of attorney, VAT not included in the price, application fees, banking… Only what is payable by you, without duplicating the price or the furniture.

References consulted on 7 September 2026. This provision concerns entry into the project: it calculates neither rental taxation, nor capital gains, nor personal taxes. The seller’s obligations and costs remain outside your budget unless contractual responsibility is entered.

02 Rental life
The amount is annualised, then adjusted once by the occupancy and collection rate.
Annual potential before vacancy. The occupancy rate is then applied. Not a guaranteed income.
Share of the potential actually collected over the year, between 0 and 100.
Management and commissions as a % of rents collected. Avoid counting them in the fixed charges as well.
Service charges, property insurance, energy payable by you, accounting… Excluding maintenance and taxes below.
Repairs, furniture replacement and contingencies, without duplicating the fixed charges.
To be entered based on your tax study. Zero = no tax deducted, not an exemption.
03 Add a loan

Optional. Amortising loan at a fixed rate, with no grace period or balloon payment. Leave the amount at zero for a cash purchase.

At most the total budget, fees and furnishings included.
Excluding insurance; the rate entered here is not a bank offer.
From 1 to 50 whole years. Ignored if the amount borrowed is zero.
Estimated fixed annual amount, added to the repayment. Zero without a loan.

Calculation performed in your browser. No simulation data is sent or stored.

Behind the figures

A method
that is transparent.

These results explore 12 months of operation after letting begins, with no delivery lag or ramp-up. They predict neither the performance of a development nor the change in its value.

How are the yields calculated?

Total cost = acquisition price + acquisition fees + works and furniture.

Annual potential = monthly rent × 12, average nightly rate × 365 or annual potential entered. The nightly rate is an annual average, before occupancy.

Rent collected = annual rent at full occupancy × occupancy entered ÷ 100.

Gross yield = rent collected ÷ total cost × 100. The denominator includes fees and furniture.

Net operating income = rent collected − management fees − fixed charges − maintenance. The net yield divides this income by the total cost, before loan and any tax.

How should cash flow and the break-even point be read?

Monthly cash flow = (net operating income − annual loan repayments − annual loan insurance − local taxes entered) ÷ 12. Loan repayments include principal and interest.

Deposit = total cost − loan. The annual cash flow / deposit ratio does not represent a total return: in particular, it excludes the principal repaid and the resale. It is not defined for a zero deposit.

Occupancy at break-even = (fixed charges + maintenance + annual loan repayments + loan insurance + taxes entered) ÷ [potential rents × (1 − management fees ÷ 100)] × 100. A threshold above 100% is unattainable under these assumptions.

What type of loan can the simulator calculate?

An amortising loan at a fixed nominal rate with constant monthly instalments: M = P × r ÷ [1 − (1 + r)−n], where P is the capital, r the monthly rate (annual rate ÷ 1,200) and n the number of monthly instalments (years × 12). At a zero rate, M = P ÷ n. The annual insurance is added separately.

An interest-only loan, variable rate, grace period, final balloon, developer payment schedule or a loan in another currency require a separate study. The principles of loan amortisation (CFPB, in English) explain the split between capital and interest.

What are the limitations for an investment abroad?

Rents, charges, occupancy rates, taxes and financing are your own assumptions, to be documented for each development. The tool applies neither a national tax regime, nor a tax treaty, nor currency conversion.

For a leasehold, the remaining term of the right and its residual value are essential: an annual yield does not measure the potential erosion of capital at expiry. This calculation is neither an IRR over the holding period, nor a rental guarantee, nor a financing proposal.

From assumptions
to a well-prepared project.

We help you gather the development details and prepare the questions to put to the relevant legal, tax and banking professionals.

Study my project with JL Home Understand the structures and our support

From the wish to the project

Your new horizon
begins here.

A first discussion to set out the next steps.

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