Plan B calculator

Plan B property / yield calculator

Calculate short-term rental, permanent rental and value development as a scenario

This calculator evaluates a property as a Plan B property: purchase price, type of purchase, purchase tax, notarized ancillary purchase costs, number of bedrooms, seasonal rental, permanent rental, progressive increase in rental income, household consumption, property management, internet, running costs and increase in value are brought together to form an initial yield picture.

1. property, purchase price and ancillary purchase costs

Note on type of purchase, purchase tax and ancillary purchase costs

The calculator works with a stored progressive purchase tax scenario for existing properties. The calculator assumes a purchase tax of 0.00 euros for new construction directly from the investor. The actual contract and tax structure must be checked on a property-by-property basis.

Purchase price Basis for purchase tax, real estate tax, ancillary costs, yield and value development.

Type of purchase Existing property: Purchase tax is calculated. New build: purchase tax is set to 0.00 euros in the calculator.

Living space in m² Basis for property management: Living space × rate per m² × 12 months.

Apartment type / bedroom Influences the standard prices in the seasonal model, because more bed places regularly enable higher overnight prices.

One-off notarial / technical ancillary purchase costs One-off acquisition costs. Calculator formula: Notary rate, 21 percent PDV, land register, translation/interpreter and reserve. Without purchase tax.

One-off acquisition tax to the state of Montenegro One-off acquisition costs. Calculated progressively for existing properties. For new build properties 0.00 Euro.

Internet / month Standard assumption: 20.00 euros per month. Treated as apportionable incidental rental costs in the permanent rental model.

2. household consumption: electricity and water

Note on electricity, night-time electricity and water

The calculator uses EUR 0.11 per kWh of daytime electricity as a standard assumption. Night-time electricity is calculated at 50 percent of the daytime electricity price. Water is calculated at 1.20 euros per m³. In the permanent rental model, electricity, water, waste and internet are treated as apportionable ancillary rental costs and do not reduce the owner's cash flow.

Budget assumption

1 person
Average case: 120 kWh electricity / month, 4 m³ water / month. 2 persons
Average case: 200 kWh electricity / month, 8 m³ water / month. Family
Average case: 340 kWh electricity / month, 14 m³ water / month.

Daily electricity / kWh Standard: 0.11 Euro per kWh.

Night-time electricity share of consumption in % Night-time electricity is calculated at 50 percent of the daytime electricity price.

Calculated electricity costs / month Formula: Consumption × day / night electricity share × respective kWh price.

Water price / m³ Standard: 1.20 Euro per cubic meter.

Calculated water costs / month Formula: m³ consumption × water price.

Basic waste costs / month Standard assumption: 4.00 euros per month. Treated as apportionable in the permanent rental model.

3. select rental model

First select model, then check scenario

First select whether the property is to be calculated as a seasonal rental, as a permanent rental or as a comparison of both models. In the seasonal model, the owner pays for electricity, water, waste and internet. In the permanent rental model, these items are treated as apportionable incidental rental costs and do not reduce the owner's cash flow.

3 a. Seasonal model with scenario selection

Note on the seasonal model

The year is broken down into high season, low season, off-season and overwintering. The annual turnover is calculated as bed nights × occupancy × price per bed night. The standard prices are additionally adjusted according to the selected apartment type / number of bedrooms. Electricity, water, waste and internet are included in the seasonal model as owner costs.

Active rental income increase p.a.Automatically according to active seasonal scenario.

Seasonal turnover year 1Calculated from overnight stays, prices and occupancy.

Seasonal sales year 5Year 5 sales with active revenue growth.

Season	OVERNIGHT STAY	Price / night	Occupancy rate
High season
Preseason
Off-season
Wintering

Period	Worst Case	Average Case	Best Case
5 years	0,00 €	0,00 €	0,00 €
10 years	0,00 €	0,00 €	0,00 €
15 years	0,00 €	0,00 €	0,00 €
20 years	0,00 €	0,00 €	0,00 €
25 years	0,00 €	0,00 €	0,00 €
30 years	0,00 €	0,00 €	0,00 €

3 c. Permanent rental model with scenario selection

Note on the permanent rental model

The permanent rental model is based on monthly rent, rented months per year and progressive rental income growth p.a. Electricity, water, waste and internet are treated as apportionable ancillary rental costs and do not reduce the owner's cash flow.

Permanent rent / monthMonthly net rent as initial value.

Months rented / yearStandard: 12 months. Vacancies can be mapped over fewer months.

Active rental income increase p.a.Automatically according to active long-term rental scenario.

Period	Worst Case	Average Case	Best Case
5 years	0,00 €	0,00 €	0,00 €
10 years	0,00 €	0,00 €	0,00 €
15 years	0,00 €	0,00 €	0,00 €
20 years	0,00 €	0,00 €	0,00 €
25 years	0,00 €	0,00 €	0,00 €
30 years	0,00 €	0,00 €	0,00 €

4. fees, administration and reserves

Note on ongoing costs and fees

The running costs are handled depending on the model: In the seasonal model, electricity, water, waste and internet reduce the owner cash flow. In the permanent rental model, these items are reported as apportionable incidental rental costs and are not deducted from the owner cash flow.

Property management / m² / monthFormula: Living space × rate × 12 months.

Calculated property management / monthAutomatically from living space and rate per m².

Annual real estate tax in %Formula: Purchase price × tax rate. Current ownership costs.

Select platform / payment fees

Airbnb
15.50 percent as host fee acceptance.

Booking.com
15.00 percent as standard commission assumption.

Expedia
18.00 percent as a cautious OTA assumption.

Selected platform feesAirbnb: 15.50%

Average platform costs15,50%

Platform costs are only recognized as variable deductions in the seasonal model. Several active platforms are calculated as a simple average.

Administration / Support

0,00%

Standard 0.00 percent. Supervision, handover, coordination, communication and ongoing object organization can be set optionally.

5. increase in value: 5 to 30 years

Note on performance

The increase in value is pre-filled with worst case 3.00% p.a., average case 6.00% p.a. and best case 9.00% p.a. The values remain editable and are not a forecast or guarantee.

Worst case value increase / yearPrefilled, editable.

Average case value increase / yearPrefilled, editable.

Best case value increase / yearPrefilled, editable.

Period	Worst Case	Average Case	Best Case
5 years	0,00 €	0,00 €	0,00 €
10 years	0,00 €	0,00 €	0,00 €
15 years	0,00 €	0,00 €	0,00 €
20 years	0,00 €	0,00 €	0,00 €
25 years	0,00 €	0,00 €	0,00 €
30 years	0,00 €	0,00 €	0,00 €

Result

Selected modelSeasonal model

Gross annual turnover0,00 €

Net cash flow / year0,00 €

Net rental yield0,00%

Property value after 10 years0,00 €

Overall picture after 10 years0,00 €

Seasonal model

ScenarioAverage Case
ÜN rented0.00 OVERNIGHT STAYS
Gross annual turnover0,00 €
Variable deductions0,00 €
Owner fixed costs0,00 €
Net cash flow / year0,00 €
Net yield0,00%

Permanent rental model

ScenarioAverage Case
Months rented0.00 months
Gross annual turnover0,00 €
Variable deductions0,00 €
Owner fixed costs0,00 €
Apportionable incidental rental costs0,00 €
Net cash flow / year0,00 €
Net yield0,00%

Active season scenarioAverage Case
Active long-term rental scenarioAverage Case
Active consumption scenarioAverage Case
Active value appreciation scenarioAverage Case
Rented ÜN seasonal model0.00 OVERNIGHT STAY
Annual turnover seasonal model0,00 €
Annual turnover permanent rental model0,00 €
Seasonal model Revenue increase p.a.6,00%
Permanent rental model Revenue increase p.a.6,00%
One-off purchase tax to the state of Montenegro0,00 €
One-off notarial / technical ancillary purchase costs0,00 €
Total investment incl. one-off ancillary costs0,00 €
Electricity / year0,00 €
Water / year0,00 €
Waste / year0,00 €
Property management / year0,00 €
Internet / year0,00 €
Annual real estate tax0,00 €
Owner fixed costs / year0,00 €
Apportionable incidental rental costs / year0,00 €
Variable deductions0,00 €
Amortization with net cash flow-
Active appreciation p.a.0,00%
Property value active scenario after 5 years0,00 €
Property value active scenario after 10 years0,00 €
Property value active scenario after 20 years0,00 €
Property value active scenario after 30 years0,00 €
Accumulated rental income active model after 10 years0,00 €
Overall picture of active model after 10 years0,00 €

Note: This calculator is a scenario tool. It does not replace a tax, notarial or legal examination. It does not include financing, personal income tax, specific municipal notices, renovation risks, permit situation, tourist registration obligations and individual structuring.

Disclaimer: This calculation tool is intended solely as a non-binding guide. All results are based on assumptions, input values and simplified scenarios. There is no guarantee of actual lettability, occupancy, value appreciation, yield, tax treatment, cost level or economic fulfillment. Use is at your own discretion and responsibility. Before making an investment decision, the property, contract, tax consequences, approval situation, administrative costs and market environment must be examined individually.

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