Report glossary

Every term in a report that isn't self-explanatory, with what it can and can't tell you. Definitions describe what this product actually computes.

Walk-away cost

The asking price plus the model's entry costs: statutory ΦΜΑ 3.09%, then notary, land registry and legal. Those three start from defaults you can change under "Adjust acquisition costs", alongside optional engineer and agent lines. Without an agent line its fee (~2% + VAT) is excluded, so the cash you need is higher.

Gross yield

Annual rent before any costs, divided by the asking price. It ignores vacancy, running costs, ENFIA/ΤΑΠ and the entry costs, so it is always the flattering number. Watch the denominator: gross divides by the price, net by the walk-away cost, so the two are not one ratio measured twice.

Net yield on cost

Net annual income — rent after vacancy, running costs, ENFIA and ΤΑΠ — over the walk-away cost, not the asking price: the Greek καθαρή απόδοση convention, elsewhere yield on cost. Gross puts more income over that smaller price, which is why net lands far below. The negotiation panel runs this same ratio on the all-in cost at its offer.

Max walk-away at 8% net

The highest walk-away cost at which this property would still return an 8% net yield: net annual income ÷ 0.08. The 8% is a fixed model assumption, not your target, and the figure says nothing about where rent stops covering costs.

DSCR

Debt service coverage ratio: net annual income divided by a year of loan payments (principal + interest). Below 1.0 the rent doesn't cover the loan; the ratio excludes income tax and loan fees.

Cash-on-cash

Pre-tax cash flow (net income minus debt service) divided by the cash you put in. The model sizes both the down payment and the loan off the walk-away cost, while a bank lends against the purchase price alone — so use it to compare scenarios, not to plan a loan.

Offer price

The price you would hand the seller: the asking price times the percentage on the slider. Purchase costs are not in it, so it is not what the deal ends up costing you.

€/m² at offer

The offer price divided by the floor area. This is the figure to hold against the asking €/m² of the comparables, because those are asking prices too, with no purchase costs in them.

Headroom to 8% net

How much more you could pay in total and still earn 8% net on it. A plus figure is room left to bid with; a minus figure means the price already puts you under 8%. It is measured against the all-in cost, not the price alone.

Monthly loan payment

The monthly repayment, interest and capital together, at the rate and term set in the financing panel. The model sizes the loan off the all-in cost, while a bank lends against the purchase price alone, so this figure runs high. Running costs and taxes are not in it.

Down payment

The share of the all-in cost the model treats as cash you put in. A bank sizes the down payment off the purchase price, not this all-in cost, so use it to compare scenarios, not as a loan offer. The control only moves between 20% and 80%.

Interest rate

The annual rate the model uses to work out the monthly repayment. It is not a rate a bank has quoted you. The control only moves between 3% and 8%, in steps of 0.25.

Loan term

How many years the model spreads the loan over. A longer term lowers the monthly payment and raises the total interest. It is not a term a bank has agreed to lend.

Annual debt service

The monthly repayment times twelve: what the loan takes out of a full year. It is the amount the net income has to cover before anything is left for you.

Annual cash flow

Net annual income minus the year's loan payments. What the property leaves you after the bank. A minus figure means you top it up out of your own pocket every year.

Est. net gain

The estimated value after renovation, minus what buying it costs you all-in, minus the renovation itself. A minus figure means the work does not pay for itself at this price.

Best net gain marker

Marks whichever of the three packages shows the largest estimated net gain. It compares that one number and nothing else: not the risk, the permits, the time the work takes or how much cash you have to put up. It is not advice. When all three lose money, none is marked.

€/m² position vs neighborhood

Where the property's €/m² sits among the nearby comparables: the share of them with a lower €/m² puts it in the cheapest, middle or priciest third. It needs at least 5 usable comparables and is a position in a distribution, never proof that the price is low or high.

Comparables

Nearby listings the model matched to this property by similarity. They are asking prices from portals, not registered transaction prices, so the set shows what sellers want rather than what buyers paid.

Comp-evidence marker

Shown only when the comparables agree closely on €/m² — fewer than one report in ten earns it. It describes the evidence behind the estimate, never its accuracy, and its absence is not a negative signal.

Clearance check states

Twelve pre-purchase checks, each in one state: VERIFIED (a deterministic fact only — a statutory rate or a zone threshold), LIKELY (a heuristic), VERIFY (needs a professional), FINDING (a real problem), NO DATA. Missing information always shows as NO DATA, never as a pass.

ΦΜΑ (transfer tax)

The property transfer tax the buyer pays: 3% plus a 3% municipal surcharge on the tax, i.e. 3.09% of the price. The report applies it to the asking price, while in practice the base is the higher of the contract price and the tax-office value.

Golden Visa

Greece's residence-by-investment permit. The property is marked eligible only when the asking price clears the threshold for its zone; one that would qualify only through the €250,000 change-of-use route is flagged VERIFY, because that route depends on a change-of-use approval.

Short-term rental legality

Whether short-term letting is legally permitted at this address under Law 5073 and the district bans. It is a legality check only: nothing in this report estimates short-term rental revenue, nightly rate or occupancy.