What's the difference between gross and net yield?

Gross yield = Annual rent ÷ Property price × 100. Net yield subtracts running costs (mortgage interest, management fees, repairs, insurance, void periods) before dividing — gives the true return.

What's a good rental yield in the UK?

Gross yields typically range 4–8%. Northern England cities (Manchester, Leeds, Liverpool) average 6–8%; London is 3–5%. Net yields are 1–3 percentage points lower.

Should I include capital appreciation?

Yield only measures rental income. Total return adds property price growth. The calculator shows both so you can model a realistic 5- or 10-year horizon.

🏘️ Rental Yield Calculator

Free, accurate, GDPR compliant. All calculations run in your browser — no data is ever stored or shared.

Currency

Property Value (€)

Monthly Rental Income (€)

Annual Expenses (mortgage, insurance, mgmt) (€)

Purchase Costs (stamp duty, legal, etc.) (€)

Annual Vacancy Rate (%)

Annual Mortgage Payments (€)

⚠️ Illustrative only. Rental yields depend on location, condition and market conditions. Does not include tax on rental income, which varies by country. Consult a property investment adviser.

About the Rental Yield Calculator

The Rental Yield Calculator is free to use and all calculations run entirely in your browser. Rental yield is the annual return you earn from a buy-to-let property, expressed as a percentage of the property's value. This tool calculates both gross and net rental yield, helping landlords and property investors assess whether a property is financially viable.

Gross vs. Net Rental Yield

Gross rental yield — annual rent divided by the property purchase price, multiplied by 100. A quick, simple measure that ignores costs.
Net rental yield — annual rent minus all annual costs (mortgage interest, maintenance, insurance, management fees, void periods), divided by purchase price. A more accurate measure of actual returns.

What Is a Good Rental Yield?

Across Europe, a gross rental yield of 5–8% is generally considered strong, with yields varying significantly by city and country. Net yields are usually 1–2 percentage points lower once all costs are factored in. High-yield properties sometimes carry higher void risk or require more management.

Costs to Include in Your Net Yield Calculation

Mortgage interest payments (not capital repayment)
Letting agent fees (typically 8–15% of rent)
Buildings and landlord insurance
Maintenance and repairs budget (typically 1–2% of property value per year)
Void period allowance (properties are rarely tenanted 100% of the time)
Landlord licensing fees where applicable

Yield vs. Capital Growth

Rental yield is just one part of the total return from property investment. Capital growth — the increase in the property's value over time — can significantly boost overall returns but is less predictable. Many investors in higher-value areas accept lower yields in anticipation of stronger capital appreciation.

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Important Note: This tool is intended to provide estimates and should not be used as a substitute for professional advice. Information generated by these calculators may be incomplete and does not account for all individual circumstances. Always seek the counsel of a certified expert (such as a financial advisor, healthcare provider, or licensed engineer) before taking action based on these results.

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Stamp Duty Calculator — Transfer tax for UK, Ireland and EU countries.