Coming soon
Real Estate Fund Financial Model Excel Template
Real estate fund model with property-level NOI, leveraged returns, IRR, equity multiple, and GP/LP waterfall. Handles residential, commercial, and mixed-use portfolios.
Who it's for
Real estate fund managers, property investment analysts, REITs and private real estate funds, infrastructure and alternative asset managers adding real estate exposure, family offices with direct property portfolios.
What's in the model
COVER
Model documentation, asset type toggle, jurisdiction selector.
FUND_INPUTS
Commitment size, fund term, investment period, target return, fee structure, carry terms.
PROPERTY_INPUTS
Asset type (residential/commercial/mixed), purchase price, rental income, exit cap rate, vacancy assumptions, capex schedule.
NOI
Net Operating Income build: gross rental income, vacancy, operating expenses, property taxes, management fees.
DEBT_SCHEDULE
LTV-based acquisition debt, amortisation, refinancing. Interest cover ratio (ICR) tracking.
PROPERTY_RETURNS
Levered and unlevered IRR per asset. Gross and net equity multiple. Cash-on-cash yield.
FUND_RETURNS
Aggregated fund-level returns. Vintage year blending. DPI, RVPI, TVPI.
WATERFALL
GP/LP waterfall: preferred return, catch-up, carried interest. European structure.
SENSITIVITY
Returns sensitivity to entry yield, exit cap rate, vacancy, LTV, and hold period.
OUTPUTS
Investment committee format summary. Property-level and fund-level return table.
CHECKS
Cash flows reconcile, debt service tiesout, waterfall splits correct.
What makes this different
Property-level and fund-level returns
Calculates IRR both at individual asset level and rolled up to fund level. Handles portfolio blending.
ICR covenant tracking
Interest cover ratio calculated and flagged against covenant threshold throughout hold period.
Leveraged and unlevered IRR
Both always calculated and displayed. Separates asset quality from capital structure effect.
Exit cap rate sensitivity
One of the most important real estate valuation inputs — dedicated sensitivity table with 5 scenarios.
GP/LP waterfall included
Full European waterfall mechanics. Not just property-level returns — fund economics too.
Get notified when this launches
Excel (.xlsx) · ~12 tabs · commercial and residential · expected pricing £395 · Q3 2026 launch target
No spam. One email when it ships. Or contact us at sfsmodels362@gmail.com for a custom early build.
Frequently asked questions
When will this be available?
Targeting Q3 2026. Sign up and we'll email when it ships.
Does it handle REITs?
v1 targets private real estate funds. REIT-specific modelling (NAV, FFO, AFFO) is a separate release track.
What about UK Stamp Duty and SDLT?
Yes — transaction cost assumptions include configurable SDLT for UK assets. Other jurisdictions configurable via INPUTS.
Can I commission an early build for a live deal?
Yes. For active transactions, we do custom builds with fast turnaround. Use the form below.
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About SFS Models
SFS Models builds institutional-grade Excel financial models for banking and finance professionals. Used by FP&A, Treasury, ALM and Capital teams at US and UK regional banks, by PE firms, and by corporate finance consultancies. Open formulas, no VBA, fully auditable.