A core element of Immotory is the calculation of interesting properties. You have several possibilities to create a calculation. Either you decide on an apartment or an apartment building and enter the values manually, or you let the values for the calculation be imported automatically from one of the meta search engines
ThinkImmo or
immoMetrica. In all cases you will find yourself on the calculation page, where you can adjust the data and get immediate feedback in the form of a graphical comparison and a detailed result. In addition, you have the possibility to share the calculation with other people or download it as a PDF file. You can also attach pictures and files. So you always know where to find all information and documents about a property.
The following elements can be found on the calculation page:
The save button is located on the calculation page on the far right in the upper bar. As soon as you make a change, it changes its appearance so that it is completely filled in. This is a reminder that you should save your calculation, otherwise the changes may be lost. Also, when you leave the page you will be reminded that you have unsaved changes.
Please note that adding files automatically triggers a saving of the calculation. This is necessary to ensure data consistency.
With this button you can download a calculation as a PDF file. The button only appears after you have saved the calculation. Before that a download is not possible.
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Maybe you know the situation that you want to share your calculation and the documents about a property with your banker, but it turns out to be not so easy. Many banks do not allow access to Google Drive, Microsoft Onedrive or other cloud services through their security policies. Therefore, there is often no other choice than to send the documents piece by piece by e-mail to the banker. This is not a particularly satisfactory situation. That's why Immotory allows you to share your calculations, including all images and files, with your banker or other interested parties simply by link sharing. All you need to do is click on this button when you have saved your calculations. You will then receive a link that allows anyone who has the link to access your calculation. The nice thing about it is that they can see all the changes you make to your calculation. Your banker can then simply download the documents they need and download the calculation as a PDF file when they need it.
If you want to delete a calculation, you can do so with this button. The deletion process is final for unsaved calculations, they cannot be restored. Saved calculations are moved to the recycle bin until you delete them permanently.
Please note that after the final deletion neither you nor we can restore your deleted calculations.
This button takes you to this manual. Here you can always check if a function is not clear to you.
If you see a field like this in the calculation, its value will be calculated automatically until you make your own entry. So if you have not entered a housekeeping fee, as in this example, it will be calculated with a certain factor from the cold rent. If you enter your own value, the display of the field changes and the grey background and the white gear wheel disappears. In order to have the value automatically calculated again, you only need to delete its content.
Additionally, you have the possibility to define a unit for this field. For example, if you want to enter the house money not yearly (€ p.a.) but monthly (€ p.m.), then first enter the value and then change the unit on the right side. In addition to a fixed Euro amount you can also enter a percentage (%). Depending on the options for a field, you will be offered different units.
Please note that the unit can only be changed after you have entered a value manually!
There are several maps in the calculation that allow you to dynamically add new elements. For example, as you can see in the example, you can specify investments that you need to make in relation to the property in question. This could be, for example, renovation work or refurbishment. You can add and price all of these by clicking on the plus symbol in the upper right corner of the cards. The individual possibilities are described in more detail below. If you want to remove an entry, you can click on the X-symbol at the end of the line on the right side. The entry will immediately disappear from your calculation.
The balance sheet shows you a comparison of income and expenses. On the income page you can see the basic rent and the sum of all rents you receive on the components of the property. On the expenses side, you can see the cost of the loan in the form of interest, the repayment and the costs of running the property. These consist of the house money and the rent management for apartments and the property management costs for apartment buildings.
On the Google Maps map you can see at a glance where the property you are calculating is located. This is only possible if you have entered a valid address in the address field. This can be a city or if you have the exact address, then the street, the house number and the city. You don't have to pay attention to the formatting because the address is automatically analyzed in the background and converted into a uniform format for the map display.
You can recognize that an address is valid by the fact that in this case a red marker appears on the map, which shows you the exact location. By the way, you can also display your portfolio overview in the form of a Google Maps map. Just click on the button with the small marker in the upper right corner of the overview.
With this button you can enrich your calculation with photos and other files. The files are then displayed in the map with the basic information by small symbols. Pictures are automatically transferred to the gallery and displayed as sliders at the top of the map. If you click on one of the file icons, the file will open (in the case of images and PDF files) or it will be downloaded.
This button allows you to specify investments that you need to make in relation to the property in question. This can be for example renovation work or refurbishment. All this you can add and price. The investments are then automatically calculated and are shown, among other things, in the loan and on the result card.
Just as with investments, you can use this button to add new lines for components that belong to your property. These can be for example a fitted kitchen or a parking space. Each entry can be assigned a price and a rent. Both values are automatically included in the calculation.
Here you can enter a name for your calculation. This name will be displayed in the top bar and in the portfolio overview after saving. At the same time it will be the headline in the downloadable PDF file.
In this field you enter a valid address for the property. This can be a city or if you have the exact address, then the street, house number and city.
So that you know at a glance who you are in contact with regarding a property, you can enter your contact person and address here.
If you found the property via a website, you can add the link to the expose here. If you right click on the button, the page will open in a new tab. This way you can quickly get there if you want to look again. If you have automatically imported the data from one of the meta searches, the link will be inserted automatically.
You can enter special features of an property in this field. Just enter the desired text and press the enter key. Then the new text will be stored in the form of a tag. This way you can always see the most important properties at a glance. To delete an entry you can use the backspace key or simply click with the mouse on the red X that appears when you move the cursor over an entry.
This field allows you to define one or more categories. Once you save, your calculation will appear in the portfolio overview when you click on the respective category in the left menu. You can change the categories and their order in the
settings.
In this field you enter the purchase price from the expose. If the purchase price includes components such as the fitted kitchen or a parking space, you can either subtract them and enter them separately, or leave the components with 0.00 €.
Here you enter the living space of the property. If it is an apartment building, this value is automatically calculated from the stored apartments.
This field is for the number of rooms in the property. You can usually find this information in the expose. If it is an apartment building, this value is automatically calculated from the stored apartments.
The year of construction can also be found in the expose. It is needed for various calculations and should always be given. If you don't have it at hand, a rough estimate is sufficient in the beginning.
Here you enter the current or possible cold rent for the property. If you have received the current rental agreement from the real estate agent, you can check this information there again. It often happens that the expose shows the warm rent or no value at all instead of the cold rent. If the property is not rented out, you can check the possible basic rent, e.g. in the
price atlas from ImmobilienScout. If it is an apartment building, this value is automatically determined from the stored apartments.
In this field you can enter the brokerage fee. You have the possibility to indicate it in percentage or Euro, depending on how it was determined by the broker.
Here you can deposit the house money. It is important that you only enter the non-apportionable costs. Only those costs have to be deducted from the rent and reduce your cash flow. In this field, you can indicate how much of the collected rent has to be deducted as housekeeping money. The calculation is done automatically, but you can overwrite the house money manually at any time.
If you hire a rental agency to take care of your properties, you can enter their price here.
The floor reference value must be determined separately for each property. For this you can use portals like
BORIS-D. You can also enter an estimated value for a rough calculation, but you should be as accurate as possible.
You can find the ownership share in the land register extract or sometimes in the expose or the last business plan for your property. There you will find e.g. 100/1000, which means that by purchasing the property you own 10 % of the total property. Here you can enter the ownership share for the caculated property. The closer the value is to 100 %, the more of the property will be counted in your possession.
The size of the land is necessary for the calculation of the ownership structure. If you do not specify a property size, it will be calculated back from the living space on the basis of legal principles. However, the result is an estimate and not a reliable key figure.
As long as you do not enter any information yourself, the vacancy rate is automatically calculated based on the address you enter. It represents the ratio between the unlet apartments in relation to the total number of apartments on a certain key date. For you as an investor, this number is important to be prepared for the fact that your property could also be unlet for a certain period of time. In this case a reserve is calculated in the calculation.
It is important that you build up private reserves to be able to solve unforeseen problems with your properties. It can happen that the roof leaks and the costs are passed on to all owners. In this case, you simply access your reserves. As a rule of thumb, you can add about 0.50 - 1.00 € per square meter per year. For 50 cents, enter 6.00 € in this field (0.50 € x 12 months).
The Income Tax Act stipulates that the acquisition and production costs of a property can be claimed in arrears. Therefore you have the possibility to deduct a part of the purchase price of your property from the tax each year. This tax benefit is called "depreciation". This stands for "depreciation for acquisitions". The depreciation factor is usually 2%. The depreciation is automatically offset against your cash flow.
Although the property tax cannot be standardized, it is sometimes helpful to be able to give a rough value. This field is intended for this purpose.
Every bank wants to earn interest on a loan it grants. In this field, you can set the interest rate set by your bank. If you don't have a value yet, you can assume that it is around 2 %.
Here you can enter a repayment rate for the financing of your property. If you don't have a value yet, you can assume that it is around 2 %.
In this field you can enter the costs for the notary. Since you usually do not know them in advance, you can assume about 2 %.
If you cannot view a property yourself because you live too far away or prefer to leave the valuation to a specialist, you can enter the costs for an appraiser or surveyor here.
The land registry also wants to be paid for its services. Therefore you can enter the expected costs for the land register entry here. Usually you can expect 0.5% of the purchase price.
Here you can specify the real estate transfer tax for the location of your property. If you leave this field empty, it will be automatically determined based on the address you enter.
In this field the calculated additional purchase costs appear. You can overwrite the value manually at any time. In this case the equity should also be adjusted if you want 100 % financing.
If you want to invest a fixed amount of equity, you can enter it here. Usually it is common to have the property financed 100 % by a bank and only pay the additional costs of the purchase, such as broker, notary and land register entry yourself. If you leave the field empty, the additional purchase costs are automatically entered as equity in the calculation.
Here you will find the required loan amount. If you should pay all nominal costs with your own capital and make a 100 % financing, this value corresponds to the purchase price.
Based on your information about interest and repayment, the duration of a possible loan is calculated. You can also enter a value of your own if you would like to have the financing run for 10 years only, for example, in order to get more favorable conditions with a follow-up financing and a better loan value by then. In this case, the remaining debt to be financed after the end of the financing appears in the result card.