Project numbers
Profit calculator and analyses. Move the assumptions and watch what changes.
Profit calculator
Move the assumptions and watch the profit respond. Amounts in CZK millions excluding VAT; new homes are sold with 12% VAT.
Income tax and social contributions estimated at 20–40%, depending on how the tax office classifies the income. Agent fee 3% of the achieved price; legal, accounting and insurance CZK 0.3M.
Scenarios side by side
All three preset scenarios at once: inputs, results and the cash-flow curve on the same scale.
| Metric | Downside | Base case | Upside |
|---|---|---|---|
| Sale price per home incl. VAT | CZK 8.9M | CZK 9.5M | CZK 10.5M |
| Negotiation discount | 5% | 3% | 0% |
| Land | CZK 4.5M | CZK 3.9M | CZK 3.0M |
| Construction excl. VAT | CZK 8.0M | CZK 7.0M | CZK 6.0M |
| Contingency | CZK 0.70M | CZK 0.50M | CZK 0.35M |
| Pre-tax profit | CZK 1.1M | CZK 4.2M | CZK 8.5M |
| Margin on revenue | 7% | 26% | 45% |
| Break-even price per home incl. VAT | CZK 8.2M | CZK 7.0M | CZK 5.6M |
| Peak capital required | CZK 13.5M | CZK 11.7M | CZK 9.6M |
| Annual return (IRR) | 5% | 22% | 49% |
| Capital returned | Mar 2030 | Mar 2030 | Mar 2030 |
Profit sensitivity
Pre-tax profit in CZK millions when the sale price per home and the construction cost move away from the selected scenario. All other assumptions follow the calculator.
| Construction cost → | ||||
|---|---|---|---|---|
| Sale price ↓ | −10%CZK 6.3M | 0%CZK 7.0M | +10%CZK 7.7M | +20%CZK 8.4M |
| −10%CZK 8.6M | 3.3 | 2.6 | 1.9 | 1.2 |
| −5%CZK 9.0M | 4.1 | 3.4 | 2.7 | 2.0 |
| 0%CZK 9.5M | 4.9 | 4.2 | 3.5 | 2.8 |
| +5%CZK 10.0M | 5.7 | 5.0 | 4.3 | 3.6 |
selected scenariolossCZK M
When the project would lose money
Pre-tax profit in CZK millions across a wider range of sale price and construction cost changes. Green is profit, red is a loss; the stronger the color, the larger.
| Change in construction cost → | |||||||
|---|---|---|---|---|---|---|---|
| Change in sale price ↓ | −10% | 0% | +10% | +20% | +30% | +40% | +50% |
| −25% | 0.9 | 0.2 | −0.5 (loss) | −1.2 (loss) | −1.9 (loss) | −2.6 (loss) | −3.3 (loss) |
| −20% | 1.7 | 1.0 | 0.3 | −0.4 (loss) | −1.1 (loss) | −1.8 (loss) | −2.5 (loss) |
| −15% | 2.5 | 1.8 | 1.1 | 0.4 | −0.3 (loss) | −1.0 (loss) | −1.7 (loss) |
| −10% | 3.3 | 2.6 | 1.9 | 1.2 | 0.5 | −0.2 (loss) | −0.9 (loss) |
| −5% | 4.1 | 3.4 | 2.7 | 2.0 | 1.3 | 0.6 | −0.1 (loss) |
| 0% | 4.9 | 4.2 | 3.5 | 2.8 | 2.1 | 1.4 | 0.7 |
| +5% | 5.7 | 5.0 | 4.3 | 3.6 | 2.9 | 2.2 | 1.5 |
| +10% | 6.5 | 5.8 | 5.1 | 4.4 | 3.7 | 3.0 | 2.3 |
Cash flow and returns
How much money the project needs and when, based on the timeline and the calculator settings. Land is paid in summer 2027, construction draws evenly through 2028–2029, and the homes sell 3 and 6 months after completion.
Pre-sales with a deposit
No pre-sales
Deposits arrive when the shell is finished (2029), the rest of the price at the sale. The profit does not change; only the investor’s own money needed falls.
Table by year
| Year | Outflows | Inflows | Balance at year end |
|---|---|---|---|
| 2026 | 0.0 | 0.0 | −0.0 |
| 2027 | 4.2 | 0.0 | −4.3 |
| 2028 | 2.7 | 0.0 | −6.9 |
| 2029 | 4.7 | 7.9 | −3.7 |
| 2030 | 0.0 | 7.9 | 4.2 |
Simplifications: amounts exclude VAT (the project is VAT-registered and recovers input VAT), 8% of construction goes to design and permits in 2027–2028, the contingency is spent at the end of construction, and buyer deposits from pre-sales are ignored – in practice they reduce the capital needed.
If a home doesn’t sell
Home B is still unsold 9 months after completion. Jonathan decides between a discount and renting it out – this is how the whole project turns out either way.
| Option | Pre-tax profit | Annual return (IRR) | vs. plan |
|---|---|---|---|
| Sale as planned | CZK 4.20M | 22% | – |
| Discount, sold Sep 2030 | CZK 3.39M | 16% | −CZK 0.81M |
| Rent out, sold Sep 2032 | CZK 4.87M | 14% | +CZK 0.67M |
Note: residential rent is VAT-exempt in the Czech Republic. Renting the home out may require paying back part of the input VAT recovered on its construction – check with a tax advisor before deciding. The rent and the cost of an empty home are not market data; they are assumptions to be verified with the agent.
After-tax profit by structure
An indicative comparison for the current calculator profit, using 2026 Czech tax rates. It ignores the partners’ other income, tax credits and spreading the profit over two years (2029 and 2030 would lower the tax).
| Structure | Tax and contributions | Net profit | Effective |
|---|---|---|---|
| Individuals, other income (§ 10) income tax 15 / 23% only | CZK 0.68M | CZK 3.52M | 16.3% |
| Individuals, business income (§ 7) tax + social and health contributions | CZK 1.64M | CZK 2.56M | 39.1% |
| LLC (s.r.o.) 21% corporate tax, then 15% dividend tax | CZK 1.38M | CZK 2.82M | 32.8% |
Which regime applies depends on the nature of the activity – repeatedly building homes for sale with VAT registration is usually treated as a business. A tax advisor will decide.
Rate sources: Sazba DPPO 21 % (businessinfo.cz) · Srážková daň z dividend 15 % (kurzy.cz) · Hranice 23 % pro rok 2026: 1 762 812 Kč (behounek.eu) · Pojistné OSVČ 2026 (podnikatel.cz)
Budget
Trade-by-trade construction: Radim coordinates and materials and labor are bought separately, at CZK 27–35k per m² versus CZK 38–47k per m² turnkey. Prices include VAT.
| Item | Duplex |
|---|---|
| Land needed | 1,000–1,200 m² |
| Land price | 3–5M |
| Shell construction | 2.2–3.3M |
| Finishing by trade | 3.7–4.4M |
| Design, supervision, utilities, site work, reserve | 0.8–1.3M |
| Construction total | 6.7–9M |
| Total incl. land | 9.7–14M |
| Per home | 4.9–7M |
| For comparison: turnkey | 12–17M |
| Sales value of homes | 17.8–21M |
