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Austria Property

by io.github.mastalier1997
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Underwrite an Austrian buy-to-let purchase

underwrite_property
Read-onlyIdempotent

Analyse an Austrian residential property as a rental investment: acquisition costs, annuity loan payment, monthly cash flow before and after income tax, gross and net yield, cash-on-cash return, debt cover (DSCR), break-even rent, whether statutory rent caps (MRG) apply, depreciation (AfA) with the legal land share, a 25-year Liebhaberei check, and risk flags. Use when evaluating whether a specific flat or house is a good buy-to-let deal. Inputs in EUR; rents and owner costs are monthly and net of VAT. Pass what you know: missing facts fall back to documented assumptions and are flagged. Not covered: rent increases or interest-rate changes over time, tax credits, the exact Richtwert cap.

Input Schema

TableJSON Schema
NameRequiredDescriptionDefault
taxNoFacts for the income tax on rent and the depreciation (AfA). Omit to use flagged defaults (40% marginal rate, 40% land share).
rentYesExpected rent.
brokerYesBroker commission, or "none" if the purchase is commission-free (provisionsfrei).
propertyNoProperty facts. Pass what you know; missing facts are flagged.
financingNoMortgage financing. Omit for a cash purchase.
ownerCostsNoCosts the owner pays that cannot be passed on to the tenant.
assumptionsNoOverride default assumptions. Omit to use documented defaults.
purchasePriceYesPurchase price in EUR (the agreed price for the property), e.g. 249000.
valuationDateNoDate whose rules apply, YYYY-MM-DD, usually today or the expected signing date. Defaults to today (Vienna time). Covered: 2025-04-01 to 2027-12-31.

Schema Changelog

Changes observed during successful MCP inspections.

  1. Changed2 schema fields changed
    • addedInput schema / properties / assumptions / properties / marginalTaxRatePct
      Added value: +{
+  "description": "Owner's marginal income tax rate in %, applied to the rental result. Default 40. Ignored when tax.otherTaxableIncome is given.",
+  "type": "number"
+}
    • addedInput schema / properties / tax
      Added value: +{
+  "description": "Facts for the income tax on rent and the depreciation (AfA). Omit to use flagged defaults (40% marginal rate, 40% land share).",
+  "properties": {
+    "averageLandPricePerM2": {
+      "description": "Average price of building land in the municipality, EUR per m². Under 400 in a town under 100,000 inhabitants → 20% land share.",
+      "type": "number"
+    },
+    "landSharePct": {
+      "description": "Land share of the purchase in %, if proven (e.g. expert opinion). Otherwise presumed at 20, 30 or 40% by law.",
+      "type": "number"
+    },
+    "municipalityInhabitants": {
+      "description": "Inhabitants of the municipality (e.g. Vienna ≈ 2,000,000). Decides the presumed land share together with the land price.",
+      "maximum": 9007199254740991,
+      "minimum": -9007199254740991,
+      "type": "integer"
+    },
+    "otherTaxableIncome": {
+      "description": "Owner's other taxable income per year in EUR (e.g. gross salary minus social security). Enables the exact income tax tariff.",
+      "type": "number"
+    }
+  },
+  "type": "object"
+}
  2. First observed

TDQS

A4.1/5.0
Behavior5/5

Does the description disclose side effects, auth requirements, rate limits, or destructive behavior?

Annotations already declare the read-only, idempotent, closed-world profile, yet the description adds genuinely new behaviour: missing inputs fall back to documented assumptions and are flagged, the 25-year Liebhaberei check is run, and the scope limits (no rent increases over time, no tax credits, no exact Richtwert cap) are stated. It also fixes the unit convention (EUR, monthly, net of VAT), which the annotations cannot convey.

Agents need to know what a tool does to the world before calling it. Descriptions should go beyond structured annotations to explain consequences.

Conciseness4/5

Is the description appropriately sized, front-loaded, and free of redundancy?

The tool purpose is front-loaded in the first clause, followed by a dense but legitimate output enumeration, then short sentences on usage, units, fallback behaviour and exclusions. The output list is long, but each item is a real deliverable that an agent would otherwise have to guess at in the absence of an output schema.

Shorter descriptions cost fewer tokens and are easier for agents to parse. Every sentence should earn its place.

Completeness5/5

Given the tool's complexity, does the description cover enough for an agent to succeed on first attempt?

With no output schema, the description carries the return-value burden and does so by enumerating every metric produced. It also covers input units, the assumption-fallback and flagging contract, temporal coverage of the ruleset (2025-04-01 to 2027-12-31) and explicit out-of-scope items — nothing material is left for the agent to infer.

Complex tools with many parameters or behaviors need more documentation. Simple tools need less. This dimension scales expectations accordingly.

Parameters3/5

Does the description clarify parameter syntax, constraints, interactions, or defaults beyond what the schema provides?

Schema description coverage is 100% and the per-field descriptions are unusually rich (e.g. land-share presumptions, broker commission excluding VAT, registered mortgage defaulting to 1.3× the loan). The description only reinforces the global convention that inputs are EUR and monthly/net of VAT, adding little beyond the schema, so the baseline 3 applies.

Input schemas describe structure but not intent. Descriptions should explain non-obvious parameter relationships and valid value ranges.

Purpose4/5

Does the description clearly state what the tool does and how it differs from similar tools?

The description opens with a specific verb and resource ("Analyse an Austrian residential property as a rental investment") and enumerates the concrete outputs, so an agent immediately knows what it produces. It does not, however, differentiate itself from the sibling estimate_acquisition_costs, even though acquisition costs are one of its own outputs — a real overlap left unresolved.

Agents choose between tools based on descriptions. A clear purpose with a specific verb and resource helps agents select the right tool.

Usage Guidelines4/5

Does the description explain when to use this tool, when not to, or what alternatives exist?

"Use when evaluating whether a specific flat or house is a good buy-to-let deal" gives clear usage context, and the "Not covered" clause explicitly excludes rent escalation, interest-rate changes, tax credits and the exact Richtwert cap. It stops short of naming or routing to the sibling tools, so it is not a full when/when-not/alternatives treatment.

Agents often have multiple tools that could apply. Explicit usage guidance like "use X instead of Y when Z" prevents misuse.

All Austria Property toolsInspect
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