Transformation calculator
Run a buy, renovate and sell project from start to finish
The transformation calculator is built for projects where you buy, renovate and then sell or refinance: renovations, splitting a building into units, BRRR and change of use. You enter the purchase, the build budget and the financing, and the calculator runs the whole project through to the profit and the return on your own equity.
Without an account the calculator opens with a filled-in example project: you can look at everything and move the sliders. BRIX Calc only asks for a free account once you enter figures of your own.
Try the numbers
Drag the figures and watch what happens
A simplified version of the calculator, right here on the page. You set the four figures that move the outcome most, and the answer appears in the same tiles you get in your dashboard. Every tile links through to an explanation of that metric.
Example: office building into four flats
Buy, refurbish, sell: one project from start to finish
This demo assumes 8.0% transfer tax, 3.0% acquisition costs, 10.0% contingency on the build budget, 7.0% interest on 70.0% of purchase and build, and 2.0% selling costs. In the calculator you set all of those yourself, per loan part and per country.
All return figures on this page are calculated before tax; income, capital gains, or corporate tax is not included.
How it reads in your dashboard
Profit
-€25,785
After every cost, in 24 months
Margin, return and risk
Profit margin
-5.0%
Return on your own cash
-11.7%
On €219,785 of your own money
Break-even sale price
€521,311
Your assumed sale price sits below this
What the project costs
- Purchase price€285,000
- Transfer tax and acquisition€31,350
- Build and contingency€159,500
- Interest during the build€35,035
- Selling costs€9,900
- Shortfall€25,785
What you enter
Purchase and acquisition costs
Purchase price, transfer tax, agent fees, legal costs and valuation. Transfer tax and the legal line items follow the country you pick: from a flat rate to progressive bands, and from notary to conveyancer or title company.
Build and project costs
A build budget per item, with project checklists that surface the items people forget in practice, plus contingency, advisory fees and permits.
Financing
Several financing arrangements side by side, each with its own rate, LTV, term and repayment type. Build deposits and subordinated loans included.
Exit
Expected sale price or valuation after completion, selling costs, and how long the project runs.
What you get back
Profit and profit margin
What is left at the bottom, as an amount in your project's currency and as a percentage of total investment.
ROI and ROE
Return on the total investment and on your own equity, so you can see what the financing adds in leverage.
Break-even sale price
The sale price at which the project exactly breaks even. The number that tells you how much room your assumption has.
Equity required and LTV
How much you have to put in yourself, and the loan-to-value at the start and, where relevant, at exit.
Cost and proceeds per m² or sq ft
Total cost, total proceeds and both per unit of area, in the unit the country you pick uses, so you can compare against other projects quickly.
IRR, payback period and cost of delay
Return spread over time, when your equity is back, and what every month of delay costs.
Who it is for
For developers, builders and investors who buy properties to renovate and then sell or refinance. It also works while you are still deciding whether a property is worth pursuing: a purchase price, a rough build budget and an expected sale price are enough to start.