diff --git a/apps/finance/services/api/main/handler.go b/apps/finance/services/api/main/handler.go index f1ed6dd..146a677 100644 --- a/apps/finance/services/api/main/handler.go +++ b/apps/finance/services/api/main/handler.go @@ -1793,27 +1793,35 @@ func (h *Handler) Goals(w http.ResponseWriter, r *http.Request) { action := r.FormValue("action") if action == "delete" { - id := r.FormValue("id") - h.store.deleteGoal(ctx, id, a.UserID) + h.store.deleteGoal(ctx, r.FormValue("id"), a.UserID) http.Redirect(w, r, "/goals", http.StatusSeeOther) return } if action == "commit" || action == "uncommit" { - id := r.FormValue("id") - h.store.updateGoal(ctx, id, a.UserID, bson.M{"committed": action == "commit"}) + h.store.updateGoal(ctx, r.FormValue("id"), a.UserID, bson.M{"committed": action == "commit"}) http.Redirect(w, r, "/goals", http.StatusSeeOther) return } - // create goal + if action == "adjust_deadline" { + months := parseIntParam(r.FormValue("months"), 0) + if months > 0 { + newDeadline := time.Now().AddDate(0, months, 0) + h.store.updateGoal(ctx, r.FormValue("id"), a.UserID, bson.M{"deadline": newDeadline}) + } + http.Redirect(w, r, "/goals", http.StatusSeeOther) + return + } + + // create goal (from planner tab or direct) name := r.FormValue("name") goalType := GoalType(r.FormValue("type")) - targetStr := r.FormValue("target_euros") - deadlineStr := r.FormValue("deadline") - - targetEuros := parseFloat(targetStr) - deadline, _ := time.Parse("2006-01", deadlineStr) + if goalType == "" { + goalType = GoalTypeOnce + } + targetEuros := parseFloat(r.FormValue("target_euros")) + deadline, _ := time.Parse("2006-01", r.FormValue("deadline")) g := &Goal{ ID: bson.NewObjectID().Hex(), @@ -1938,18 +1946,71 @@ func (h *Handler) Goals(w http.ResponseWriter, r *http.Request) { _ = conflictNames } - render(w, goalsTmpl, &GoalsData{ + data := &GoalsData{ UserID: a.UserID, Email: a.Email, Title: "Goals", Route: "goals", + Tab: r.URL.Query().Get("tab"), Goals: plans, AvgMonthlySavings: avgMonthlySavings, DisposableIncome: disposable, CommittedMonthlyCents: committedTotal, RemainingDisposable: remainingDisposable, ConflictWarning: conflictWarning, - }) + } + if data.Tab == "" { + data.Tab = "goals" + } + + // Planner tab: load properties/loans and optionally run simulation + if data.Tab == "planner" { + q := r.URL.Query() + data.PlannerType = q.Get("planner_type") + + props, _ := h.store.getProperties(ctx, a.UserID) + loans, _ := h.store.getLoans(ctx, a.UserID) + for _, p := range props { + data.PlanProperties = append(data.PlanProperties, toPropertyView(p, loans)) + } + for _, l := range loans { + if l.Status == LoanActive { + data.PlanLoans = append(data.PlanLoans, toLoanView(l)) + } + } + + if q.Get("run") == "1" { + switch data.PlannerType { + case "purchase": + data.PurchaseResult = runPurchaseSim( + q.Get("name"), + parseFormCents(q.Get("target")), + parseFormCents(q.Get("monthly_savings")), + q.Get("deadline"), + ) + data.HasPurchaseResult = true + case "transition": + termYears := parseIntParam(q.Get("const_term"), 30) + form := DreamForm{ + PropertyID: q.Get("property_id"), + LoanID: q.Get("loan_id"), + DreamCostCents: parseFormCents(q.Get("dream_cost")), + DownPaymentPct: parseFloatParam(q.Get("down_pct"), 20), + ConstructionRatePct: parseFloatParam(q.Get("const_rate"), 4.0), + ConstructionTermYears: termYears, + ConstructionTermMonths: termYears * 12, + BuildMonths: parseIntParam(q.Get("build_months"), 18), + MonthlySavingsCents: parseFormCents(q.Get("monthly_savings")), + ExpectedSalePriceCents: parseFormCents(q.Get("sale_price")), + } + data.PlanForm = form + data.PlanResult = runDreamSim(form, data.PlanProperties, data.PlanLoans) + data.HasPlanResult = true + } + } + } + + render(w, goalsTmpl, data) } func monthsBetween(from, to time.Time) int { @@ -2763,6 +2824,7 @@ func (h *Handler) RegisterRoutes(mux *http.ServeMux) { mux.HandleFunc("GET /auto-import", h.AutoImport) mux.HandleFunc("GET /property", h.Properties) mux.HandleFunc("POST /property", h.Properties) + mux.HandleFunc("GET /plan", h.Dream) h.RegisterOrgRoutes(mux) } diff --git a/apps/finance/services/api/main/handler_dream.go b/apps/finance/services/api/main/handler_dream.go new file mode 100644 index 0000000..e330bde --- /dev/null +++ b/apps/finance/services/api/main/handler_dream.go @@ -0,0 +1,188 @@ +package main + +import ( + "math" + "net/http" + "strconv" + "time" +) + +// Dream redirects /plan to the Planner tab inside /goals. +func (h *Handler) Dream(w http.ResponseWriter, r *http.Request) { + target := "/goals?tab=planner" + if q := r.URL.RawQuery; q != "" { + target += "&" + q + } + http.Redirect(w, r, target, http.StatusMovedPermanently) +} + +// runDreamSim computes the four-phase goal plan. +func runDreamSim(form DreamForm, props []PropertyView, loans []LoanView) *DreamSimResult { + res := &DreamSimResult{Form: form} + + for i := range props { + if props[i].ID == form.PropertyID { + res.CurrentProperty = &props[i] + break + } + } + for i := range loans { + if loans[i].ID == form.LoanID { + res.CurrentLoan = &loans[i] + break + } + } + + if res.CurrentLoan != nil { + res.CurrentMonthlyCents = res.CurrentLoan.EffectiveMonthlyPaymentCents + } + + // ── Phase 1: save the down payment ─────────────────────────────────────── + res.DownPaymentCents = int64(math.Round(float64(form.DreamCostCents) * form.DownPaymentPct / 100)) + if res.CurrentProperty != nil { + res.AlreadyHaveCents = res.CurrentProperty.EquityCents + } + res.StillNeededCents = res.DownPaymentCents - res.AlreadyHaveCents + if res.StillNeededCents < 0 { + res.StillNeededCents = 0 + } + if res.StillNeededCents > 0 && form.MonthlySavingsCents > 0 { + res.Phase1Months = int(math.Ceil(float64(res.StillNeededCents) / float64(form.MonthlySavingsCents))) + } + res.Phase1EndDate = time.Now().AddDate(0, res.Phase1Months, 0) + + // ── Construction loan details ───────────────────────────────────────────── + res.ConstructionLoanCents = form.DreamCostCents - res.DownPaymentCents + res.ConstructionMonthly = loanMonthlyPayment(res.ConstructionLoanCents, form.ConstructionRatePct, form.ConstructionTermMonths) + + // ── Phase 2: acquisition period (both loans running) ───────────────────── + res.Phase2Months = form.BuildMonths + res.Phase2EndDate = res.Phase1EndDate.AddDate(0, res.Phase2Months, 0) + res.Phase2MonthlyCents = res.CurrentMonthlyCents + res.ConstructionMonthly + + if res.CurrentLoan != nil { + totalElapsed := res.Phase1Months + res.Phase2Months + res.ExistingBalanceAtSale = loanBalanceAt( + res.CurrentLoan.PrincipalCents, + res.CurrentLoan.InterestRatePct, + res.CurrentLoan.EffectiveMonthlyPaymentCents, + totalElapsed, + ) + } + res.ConstructionBalAtSale = loanBalanceAt( + res.ConstructionLoanCents, + form.ConstructionRatePct, + res.ConstructionMonthly, + res.Phase2Months, + ) + + // ── Phase 3: sell current asset ─────────────────────────────────────────── + res.SalePriceCents = form.ExpectedSalePriceCents + if res.SalePriceCents == 0 && res.CurrentProperty != nil { + res.SalePriceCents = res.CurrentProperty.CurrentValueCents + } + res.MortgagePayoffCents = res.ExistingBalanceAtSale + res.NetProceedsCents = res.SalePriceCents - res.MortgagePayoffCents + if res.NetProceedsCents < 0 { + res.NetProceedsCents = 0 + res.Warning = "Sale proceeds don't cover the remaining loan — you'll need to cover the gap." + } + res.RemainingBalanceCents = res.ConstructionBalAtSale - res.NetProceedsCents + if res.RemainingBalanceCents < 0 { + res.RemainingBalanceCents = 0 + } + + // ── Phase 4: goal achieved ──────────────────────────────────────────────── + if res.RemainingBalanceCents > 0 { + res.Phase4Months = loanRemainingMonths(res.RemainingBalanceCents, form.ConstructionRatePct, res.ConstructionMonthly) + res.Phase4MonthlyCents = res.ConstructionMonthly + remainingTerm := form.ConstructionTermMonths - res.Phase2Months + if remainingTerm > 0 && remainingTerm < res.Phase4Months { + res.Phase4Months = remainingTerm + res.Phase4MonthlyCents = loanMonthlyPayment(res.RemainingBalanceCents, form.ConstructionRatePct, remainingTerm) + } + } + res.Phase4EndDate = res.Phase2EndDate.AddDate(0, res.Phase4Months, 0) + + // ── Totals ──────────────────────────────────────────────────────────────── + res.TotalMonths = res.Phase1Months + res.Phase2Months + res.Phase4Months + res.TotalYears = res.TotalMonths / 12 + res.TotalRemMonths = res.TotalMonths % 12 + res.FinalDate = res.Phase4EndDate + + existingInterest := int64(0) + if res.CurrentLoan != nil { + totalPaid := res.CurrentMonthlyCents * int64(res.Phase1Months+res.Phase2Months) + principal := res.CurrentLoan.BalanceCents - res.ExistingBalanceAtSale + existingInterest = totalPaid - principal + if existingInterest < 0 { + existingInterest = 0 + } + } + constructionTotalPaid := res.ConstructionMonthly*int64(res.Phase2Months) + res.Phase4MonthlyCents*int64(res.Phase4Months) + constructionInterest := constructionTotalPaid - res.ConstructionLoanCents + if constructionInterest < 0 { + constructionInterest = 0 + } + res.TotalInterestCents = existingInterest + constructionInterest + + return res +} + +// runPurchaseSim computes a simple save-for-purchase projection. +func runPurchaseSim(name string, targetCents, monthlyCents int64, deadlineStr string) *PurchaseSimResult { + res := &PurchaseSimResult{ + Name: name, + TargetCents: targetCents, + MonthlySavingsCents: monthlyCents, + } + if targetCents <= 0 { + return res + } + + // At-current-savings: how long to reach target + if monthlyCents > 0 { + res.MonthsNeeded = int(math.Ceil(float64(targetCents) / float64(monthlyCents))) + res.YearsNeeded = res.MonthsNeeded / 12 + res.RemMonths = res.MonthsNeeded % 12 + res.ReachDate = time.Now().AddDate(0, res.MonthsNeeded, 0) + } + + // Deadline projection + if deadlineStr != "" { + dl, err := time.Parse("2006-01", deadlineStr) + if err == nil && !dl.IsZero() { + res.HasDeadline = true + res.DeadlineDate = dl + res.DeadlineMonths = monthsBetween(time.Now(), dl) + if res.DeadlineMonths < 1 { + res.DeadlineMonths = 1 + } + res.MonthlyNeededForDeadline = int64(math.Ceil(float64(targetCents) / float64(res.DeadlineMonths))) + res.Feasible = monthlyCents >= res.MonthlyNeededForDeadline + } + } + return res +} + +func parseFloatParam(s string, def float64) float64 { + if s == "" { + return def + } + v, err := strconv.ParseFloat(s, 64) + if err != nil || v < 0 { + return def + } + return v +} + +func parseIntParam(s string, def int) int { + if s == "" { + return def + } + v, err := strconv.Atoi(s) + if err != nil || v < 0 { + return def + } + return v +} diff --git a/apps/finance/services/api/main/models.go b/apps/finance/services/api/main/models.go index f21d2b5..2562035 100644 --- a/apps/finance/services/api/main/models.go +++ b/apps/finance/services/api/main/models.go @@ -466,10 +466,22 @@ type GoalsData struct { Email string Title string Route string + Tab string // "goals" or "planner" Goals []GoalPlan AvgMonthlySavings int64 DisposableIncome int64 CommittedMonthlyCents int64 // sum of all committed goal contributions RemainingDisposable int64 // disposable after committed goals ConflictWarning string // set when committing would exceed disposable + // Planner tab + PlannerType string // "purchase" or "transition" + PlanProperties []PropertyView + PlanLoans []LoanView + // Transition simulation + HasPlanResult bool + PlanResult *DreamSimResult + PlanForm DreamForm + // Purchase simulation + HasPurchaseResult bool + PurchaseResult *PurchaseSimResult } diff --git a/apps/finance/services/api/main/models_dream.go b/apps/finance/services/api/main/models_dream.go new file mode 100644 index 0000000..da4386d --- /dev/null +++ b/apps/finance/services/api/main/models_dream.go @@ -0,0 +1,99 @@ +package main + +import "time" + +// DreamForm holds the raw user inputs echoed back to the template. +type DreamForm struct { + PropertyID string + LoanID string + DreamCostCents int64 + DownPaymentPct float64 + ConstructionRatePct float64 + ConstructionTermYears int // what the user typed (years); converted to months internally + ConstructionTermMonths int // years * 12 + BuildMonths int + MonthlySavingsCents int64 + ExpectedSalePriceCents int64 +} + +// DreamSimResult is the computed output of one simulation run. +type DreamSimResult struct { + // Echoed inputs + Form DreamForm + + // Current state (from selected property/loan) + CurrentProperty *PropertyView + CurrentLoan *LoanView + CurrentMonthlyCents int64 + + // Construction loan details + ConstructionLoanCents int64 + ConstructionMonthly int64 + + // Phase 1 — save the down payment + DownPaymentCents int64 + AlreadyHaveCents int64 // equity usable today + StillNeededCents int64 + Phase1Months int + Phase1EndDate time.Time + + // Phase 2 — construction (both loans running) + Phase2Months int + Phase2EndDate time.Time + Phase2MonthlyCents int64 // mortgage + construction EMI + ExistingBalanceAtSale int64 // mortgage balance at time of sale + ConstructionBalAtSale int64 // construction loan balance at time of sale + + // Phase 3 — sell current house, pay down construction loan + SalePriceCents int64 + MortgagePayoffCents int64 + NetProceedsCents int64 + RemainingBalanceCents int64 // construction loan after applying proceeds + + // Phase 4 — just the construction loan + Phase4MonthlyCents int64 + Phase4Months int + Phase4EndDate time.Time + + // Totals + TotalMonths int + TotalYears int // TotalMonths / 12 + TotalRemMonths int // TotalMonths % 12 + FinalDate time.Time + TotalInterestCents int64 + + Warning string +} + +// PurchaseSimResult is the computed output for a simple save-for-purchase goal. +type PurchaseSimResult struct { + Name string + TargetCents int64 + MonthlySavingsCents int64 + // At-current-savings projection + MonthsNeeded int + YearsNeeded int + RemMonths int + ReachDate time.Time + // Deadline projection (only set when a deadline was provided) + HasDeadline bool + DeadlineDate time.Time + DeadlineMonths int + MonthlyNeededForDeadline int64 + Feasible bool // monthly savings >= monthly needed for deadline +} + +// DreamData is passed to the dream.html template (kept for compat; redirect goes to /goals). +type DreamData struct { + UserID string + Email string + Title string + Route string + + Properties []PropertyView + Loans []LoanView + + HasResult bool + Result *DreamSimResult + Form DreamForm +} diff --git a/apps/finance/services/api/main/templates/base.html b/apps/finance/services/api/main/templates/base.html index dc48064..1eedd75 100644 --- a/apps/finance/services/api/main/templates/base.html +++ b/apps/finance/services/api/main/templates/base.html @@ -580,6 +580,7 @@ Goals Property + {{$analysisActive := or (eq .Route "reports") (eq .Route "projections") (eq .Route "networth") (eq .Route "simulator") (eq .Route "tax")}}
+ +
+ + Committed goals + + + Goal Planner + +
+ +{{if eq $d.Tab "goals"}} +{{/* ─── GOALS TAB ─────────────────────────────────────────────────────── */}} + {{if $d.ConflictWarning}}
@@ -48,7 +63,6 @@
-
{{if eq .Type "once"}}🎯{{else if eq .Type "deposit"}}🏠{{else if eq .Type "emergency"}}🛡️{{else}}📈{{end}} @@ -73,20 +87,16 @@
-
-
Need per month
€0
-
Months left
{{.MonthsLeft}}
-
At current rate
{{if gt .MonthsAtCurrentRate 0}} @@ -98,14 +108,12 @@
—
{{end}}
-
Disposable after
€0
-
@@ -113,11 +121,23 @@
+ color:{{if .Feasible}}var(--green){{else}}var(--red){{end}}; display:flex; align-items:center; justify-content:space-between; gap:12px; flex-wrap:wrap;"> + {{if .Feasible}} - ✓ On track — your current savings rate covers the required €{{cents .MonthlyCents}}/month with {{.MonthsLeft}} months to go. + ✓ On track — your current savings rate covers €{{cents .MonthlyCents}}/month with {{.MonthsLeft}} months to go. {{else}} - ⚠ At your current savings rate (€{{cents $d.AvgMonthlySavings}}/mo) you'd reach this in {{.MonthsAtCurrentRate}} months, missing the deadline by {{sub .MonthsAtCurrentRate .MonthsLeft}} months. + ⚠ At your current rate (€{{cents $d.AvgMonthlySavings}}/mo) you'd reach this in {{.MonthsAtCurrentRate}} months — {{sub .MonthsAtCurrentRate .MonthsLeft}} months late. + {{end}} + + {{if and (not .Feasible) (gt .MonthsAtCurrentRate 0)}} +
+ + + + +
{{end}}
@@ -131,9 +151,7 @@ ✓ Committed — click to uncommit {{else}} - + {{end}}
@@ -151,127 +169,411 @@
🎯

No goals yet

-

Plan a purchase, a house deposit, or an emergency fund.
See exactly how much you need to save each month to get there.

- +

Use the Goal Planner tab to simulate a goal and save it here.

+ Open Goal Planner →
{{end}} - -
+ +{{if $d.HasPurchaseResult}} + +
+
+

At your savings rate

+ {{if gt $pr.MonthsNeeded 0}} +
{{$pr.YearsNeeded}}y {{$pr.RemMonths}}m
+

reach {{dateShort $pr.ReachDate}}

+ {{else}} +
—
+

enter monthly savings

+ {{end}} +
+
+

Monthly needed

+ {{if $pr.HasDeadline}} +
€{{cents $pr.MonthlyNeededForDeadline}}
+

to hit {{dateShort $pr.DeadlineDate}}

+ {{else}} +
—
+

set a target date above

+ {{end}} +
+
+

Target

+
€{{cents $pr.TargetCents}}
+

your goal amount

+
+
+ +{{if $pr.HasDeadline}} +
+ {{if $pr.Feasible}} + ✓ On track — €{{cents $pr.MonthlySavingsCents}}/mo covers the required €{{cents $pr.MonthlyNeededForDeadline}}/mo. + {{else}} + ⚠ You need €{{cents $pr.MonthlyNeededForDeadline}}/mo to hit the deadline but you're saving €{{cents $pr.MonthlySavingsCents}}/mo. At your current rate you'll get there in {{$pr.MonthsNeeded}} months ({{dateShort $pr.ReachDate}}). + {{end}} +
+{{end}} + + +
+

Save as a goal

+

Adds this to your Goals tab so you can commit to it.

+
+ + + +
+ + +
+ +
+
+{{end}} + +{{else if eq $d.PlannerType "transition"}} + +
+

Your transition scenario

+
+ + + + +
+ +
+ + +
+ +
+ + +
+ +
+ + +
+ +
+ + +
+ +
+ + +
+ +
+ + +
+ +
+ + +
+ +
+ + +
+ +
+ + +
+ +
+ + +
+
+ +{{if $d.HasPlanResult}} + +{{if $r.Warning}} +
+ ⚠️ {{$r.Warning}} +
+{{end}} + + +
+
+

Total timeline

+
{{$r.TotalYears}}y {{$r.TotalRemMonths}}m
+

until goal is fully paid off

+
+
+

Final monthly cost

+
€{{cents $r.Phase4MonthlyCents}}
+

after selling current asset

+
+
+

Total interest

+
€{{cents $r.TotalInterestCents}}
+

across both loans

+
+
+

Free by

+
{{dateShort $r.FinalDate}}
+

fully paid off

+
+
+ + +
+

Your roadmap

+
+
+ + +
+
1
+
Save down payment
+ {{if gt $r.Phase1Months 0}} +
{{$r.Phase1Months}}mo
+
until {{dateShort $r.Phase1EndDate}}
+
+
Target: €{{cents $r.DownPaymentCents}}
+
Already have: €{{cents $r.AlreadyHaveCents}}
+
Still need: €{{cents $r.StillNeededCents}}
+
Saving: €{{cents $r.Form.MonthlySavingsCents}}/mo
+
+ {{else}} +
Ready now!
+
equity covers down payment
+
+
Down payment: €{{cents $r.DownPaymentCents}}
+
Your equity: €{{cents $r.AlreadyHaveCents}}
+
+ {{end}} +
+ + +
+
2
+
Acquire / build
+
{{$r.Phase2Months}}mo
+
until {{dateShort $r.Phase2EndDate}}
+
+
New loan: €{{cents $r.ConstructionLoanCents}}
+ {{if $r.CurrentLoan}}
Existing loan: €{{cents $r.CurrentMonthlyCents}}/mo
{{end}} +
New EMI: €{{cents $r.ConstructionMonthly}}/mo
+
Total burden: €{{cents $r.Phase2MonthlyCents}}/mo
+
+
+ + +
+
3
+
Sell & transition
+
One-time event
+
after acquisition completes
+
+
Sale price: €{{cents $r.SalePriceCents}}
+
Pay off loan: -€{{cents $r.MortgagePayoffCents}}
+
Net proceeds: €{{cents $r.NetProceedsCents}}
+
Applied to new loan
+
+
+ + +
+
4
+
Goal achieved
+ {{if gt $r.Phase4Months 0}} +
{{$r.Phase4Months}}mo
+
paid off {{dateShort $r.Phase4EndDate}}
+
+
Remaining loan: €{{cents $r.RemainingBalanceCents}}
+
Monthly: €{{cents $r.Phase4MonthlyCents}}/mo
+
+ {{else}} +
Fully paid!
+
sale proceeds cleared the loan
+
+
No remaining loan!
+
+ {{end}} +
+
+
+ + +
+
+

Monthly cost over time

+ what you pay each month +
+ +
+ + + + +
+

Save as a goal

+

Adds this to your Goals tab so you can commit to it.

+
+ + + +
+ + +
+ +
+
+ +{{end}}{{/* end HasPlanResult */}} + +{{end}}{{/* end planner_type transition */}} + +{{end}}{{/* end tab */}} {{end}} diff --git a/apps/finance/services/api/main/templates/plan.html b/apps/finance/services/api/main/templates/plan.html new file mode 100644 index 0000000..72bbd6d --- /dev/null +++ b/apps/finance/services/api/main/templates/plan.html @@ -0,0 +1,359 @@ +{{define "content"}} +{{$d := .}} +{{$r := .Result}} + +
+

Goal Planner

+ {{if $d.Email}}{{$d.Email}}{{end}} +
+ + +
+

Your scenario

+

+ Model any transition where you hold an asset with a loan, want to acquire a new one, then sell the old to fund the new. +

+
+ + +
+ + +
+ + +
+ + +
+ + +
+ + +
+ + +
+ + +
+ + +
+ + +
+ + +
+ + +
+ + +
+ + +
+ + +
+ + +
+ + +
+ + +
+ + +
+ +
+ + +
+
+ +{{if $d.HasResult}} + +{{if $r.Warning}} +
+ ⚠️ {{$r.Warning}} +
+{{end}} + + +
+
+

Total timeline

+
{{$r.TotalYears}}y {{$r.TotalRemMonths}}m
+

until goal is fully paid off

+
+
+

Final monthly cost

+
€{{cents $r.Phase4MonthlyCents}}
+

after selling current asset

+
+
+

Total interest

+
€{{cents $r.TotalInterestCents}}
+

across both loans combined

+
+
+

Free by

+
{{dateShort $r.FinalDate}}
+

fully paid off

+
+
+ + +
+

Your roadmap

+ +
+ + +
+ + +
+
1
+
Save down payment
+ {{if gt $r.Phase1Months 0}} +
{{$r.Phase1Months}}mo
+
until {{dateShort $r.Phase1EndDate}}
+
+
Target: €{{cents $r.DownPaymentCents}}
+
Already have: €{{cents $r.AlreadyHaveCents}}
+
Still need: €{{cents $r.StillNeededCents}}
+
Saving: €{{cents $r.Form.MonthlySavingsCents}}/mo
+
+ {{else}} +
Ready now!
+
equity covers down payment
+
+
Down payment: €{{cents $r.DownPaymentCents}}
+
Your equity: €{{cents $r.AlreadyHaveCents}}
+
+ {{end}} +
+ + +
+
2
+
Acquire / build
+
{{$r.Phase2Months}}mo
+
until {{dateShort $r.Phase2EndDate}}
+
+
New loan: €{{cents $r.ConstructionLoanCents}}
+ {{if $r.CurrentLoan}} +
Existing loan: €{{cents $r.CurrentMonthlyCents}}/mo
+ {{end}} +
New EMI: €{{cents $r.ConstructionMonthly}}/mo
+
Total burden: €{{cents $r.Phase2MonthlyCents}}/mo
+
+
+ + +
+
3
+
Sell & transition
+
One-time event
+
after acquisition completes
+
+
Sale price: €{{cents $r.SalePriceCents}}
+
Pay off loan: -€{{cents $r.MortgagePayoffCents}}
+
Net proceeds: €{{cents $r.NetProceedsCents}}
+
Applied to new loan
+
+
+ + +
+
4
+
Goal achieved
+ {{if gt $r.Phase4Months 0}} +
{{$r.Phase4Months}}mo
+
paid off {{dateShort $r.Phase4EndDate}}
+
+
Remaining loan: €{{cents $r.RemainingBalanceCents}}
+
Monthly payment: €{{cents $r.Phase4MonthlyCents}}/mo
+
just the new loan
+
+ {{else}} +
Fully paid!
+
sale proceeds cleared the loan
+
+
No remaining loan!
+
The sale covers everything.
+
+ {{end}} +
+ +
+
+ + +
+
+

Monthly cost over time

+ what you pay each month +
+ +
+ + + + +
+

Key levers

+
+
+
Save more monthly
+
Each extra €100/mo shortens Phase 1 and gets you acquiring sooner.
+
+
+
Increase the down payment
+
A higher down % reduces the new loan and lowers the double-burden in Phase 2.
+
+
+
Sell at a higher price
+
Every extra euro from the sale goes straight to reducing the new loan balance.
+
+
+
Negotiate the rate
+
Even 0.5% less on the new loan saves thousands over the full term.
+
+
+
+ +{{else}} + + +
+
🎯
+

Plan your next big goal

+

+ Model any transition where you hold an asset with a loan, want to acquire something new, + and plan to sell the old to fund it — including the double-payment period, + the sale, and the final payoff date. +

+ {{if not $d.Properties}} +

+ Tip: add your current asset and loan first so the planner can pre-fill the numbers. +

+ {{end}} +
+ +{{end}} + +{{end}}