Yield Calculator - rental property return

Calculate the gross and net yield of your investment property in 30 seconds. Including vacancy and costs.

What is rental property yield?

Yield is a key metric for rental property investors. It expresses what percentage of the purchase price the property earns annually from rent.

Formula: annual rent / purchase price x 100. Does not account for any costs - used for quick property comparisons.

Formula: (annual rent - annual costs - vacancy losses) / purchase price x 100. A more realistic picture of your investment return.

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How to Calculate Property Yield and Rental Return

Start by separating gross and net yield. Gross yield uses annual rent divided by the purchase price or current market value. Net yield goes further and deducts ongoing operating costs and a vacancy allowance before dividing by value. Gather realistic inputs: achievable annual rent, property value, service charges, insurance, property taxes, routine maintenance, management fees and a vacancy reserve. Keep all figures annual and consistent so the calculator can show a clean, like-for-like comparison.

Decide how to treat financing. Many investors keep net yield focused on the property itself and exclude financing, then run a separate cash-on-cash return for leverage effects. If you model financing, include interest as a cost that reduces cash return, while principal repayments change your equity rather than the property’s yield. This separation helps you compare deals fairly across different loan terms and still understand true cash outcomes.

Stress test your numbers. Check rent against local listings and actual leases, average irregular costs over several years and add a realistic vacancy reserve. Compare gross and net results to see how expenses reshape returns. If you manage rentals in Grento, keeping properties, units, tenants, contracts, payments and maintenance organized helps your yield assumptions match day-to-day reality.

How do I calculate gross rental yield?

Use annual rent divided by the property’s purchase price or current market value, then express the result as a percentage. Base the rent on what is realistically achievable, not the highest advertised figure. Do not deduct costs or vacancy for gross yield. Keep rent and value on the same time and currency basis.

What costs should I include in net yield?

Include operating costs you expect every year: service charges, insurance, property taxes, routine maintenance, minor repairs, utilities paid by the landlord and management fees. Add a vacancy reserve. Exclude capital improvements and acquisition or disposal costs, which are better handled in a separate ROI or total return analysis over your holding period.

Should mortgage payments be part of net yield?

For a clean property net yield, many investors exclude financing so yields are comparable across deals. To see the impact of leverage, calculate a separate cash-on-cash return that includes interest as an expense. Principal repayments reduce your loan and build equity, which affects cash flow but are not typically treated as an operating cost.

What is a good rental yield?

It depends on market risk, location, property condition, tenant demand, expected growth and how active you want to be as a landlord. Compare net yields across similar properties in the same area and weigh them against your financing costs and risk tolerance. Also consider your opportunity cost versus alternative investments with comparable risk.

What is the difference between yield and ROI?

Yield is an annual income measure relative to value and is best for comparing income efficiency across properties. ROI looks at total return over a period, including income, capital gains, transaction costs and financing effects. Yield is a snapshot of income performance, while ROI captures the full investment journey.