Hire the Best Financial Modelers
in Cyprus

Condition — What You're Probably Dealing With You have a model. It produces an IRR, a DSCR, an equity multiple. But when a lender, partner, or board member asks "where does this number come from?" — someone has to dig through six tabs of hardcoded cells and circular references to find out. Criteria — What a Model Should Be Every number a stakeholder sees should trace back to a single, labelled assumption. Change one input — rent, exit cap, interest rate — and the entire model should update correctly, with no manual patching. Effect — So What? • The model can't be updated quickly when terms change. So what? • You're rebuilding sections under deadline instead of just changing an input. So what? • A lender or investor asks a follow-up question your model can't answer cleanly. So what? • Credibility on the deal — and the relationship — takes the hit, not just the spreadsheet. Cause — Why This Happens Most models are built bottom-up, deal by deal, under time pressure — assumptions get embedded directly into formulas because it's faster in the moment. Nobody goes back to separate them out, because the next deal is already starting. Recommendation — What I Build Instead Every model I deliver is built in three layers from day one: 1. Assumptions — rent, vacancy, growth, costs, financing, exit. All in one place, clearly labelled. 2. Cash Flow Engine — NOI, debt service, capex, lease-up, refinancing. Fully linked to Assumptions. 3. Decision Outputs — IRR, NPV, equity multiple, DSCR, debt yield, sensitivities. Traceable back to source. Change one assumption, and the entire model — every tab, every output — updates correctly. No patching, no circular references, no "let me rebuild that section." ________________________________________ What I Build • Acquisition & value-add underwriting (office, logistics, multifamily, retail, mixed-use) • Development cash flow models (construction draws, absorption, phased leasing/sales) • Refinance / debt sizing (LTV, DSCR, debt yield, amortisation, covenant headroom) • GP/LP waterfall models • Portfolio dashboards & rent roll analysis • Sensitivity tables (rates, rents, exit cap, delays) Process 1. Quick brief or call to confirm scope and assumptions 2. First working version delivered fast 3. Refine based on your feedback 4. Final model + short notes on how it's structured ________________________________________ Send me your deal, term sheet, or existing model — I'll tell you the fastest path to a model that holds up under questions, not just calculations. ________________________________________ Model Architecture — 10-Tab Excel Workbook 📊 Dashboard KPIs, milestones, budget breakdown, exit sensitivity, waterfall summary, ICR/DSCR — one-page command centre ⚙️ Assumptions 16-section assumption register (A–P) with IFRS annotations, risk index, sensitivity flags, ECL framework overview 📅 IS — Monthly Month-by-month income statement: revenue ramp, lease-up, COGS, overheads, NOI — full construction-to-stabilization timeline 📈 CashFlow — Annual 10-year annual cash flow (indirect method): NOI → EBITDA → after-tax levered FCF, IAS 7 compliant presentation 🏗️ PPE Note — IAS 16 Full PPE schedule: land, building (39yr), FF&E (10yr), tech (5yr) — gross cost, additions, disposals, net book value 🧾 Tax Computation IAS 12 tax model: current tax at 30%, deferred tax on timing differences, EBT bridge, effective tax rate Y1–Y10 🛡️ IFRS 9 — ECL Schedule Full ECL framework: trade receivables (simplified), financial assets (3-stage), PD/LGD/EAD inputs, SICR triggers, write-off policy 📋 Sources & Uses — Rent Roll Capital stack build-up, per-tenant rent roll, SF, lease terms, NNN recoveries, phased revenue ramp by tenant 💧 Equity Waterfall & S-Curves LP/GP waterfall tiers, preferred return accrual, promote calculation, construction S-curve, cumulative equity deployed 💳 Debt & DSCR Full amortization schedule: IO phase, P&I phase, DSCR by year vs 1.25x covenant, ICR vs 1.75x covenant, 100bps rate shock