Find out what a rental property really returns once you count purchase costs, running expenses and empty months — not just the headline rent.
These are example figures. Replace them with your own numbers — everything updates instantly.
On a total investment of Purchase price + purchase costs, renovation and furniture.
On the purchase price alone: 6.7 % gross, 5.0 % net.
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Create free accountRental yield is the annual rent a property produces, expressed as a percentage of what it cost you. It is the quickest way to compare one rental property with another, or with a completely different investment.
There are two versions and the difference between them is where most surprises hide. Gross yield ignores costs; net yield takes them into account.
Gross yield = (monthly rent × 12) ÷ total investment × 100
The total investment is the purchase price plus purchase costs, renovation and furniture. Many listings quote yield on the purchase price alone, which makes the number look better than it is. This calculator shows both so you can see the gap.
Net yield = (annual rent − vacancy allowance − annual expenses) ÷ total investment × 100
Annual expenses are everything you pay to own and let the property: community fees, property tax, insurance, maintenance, management and any utilities you cover. The vacancy allowance sets aside part of the rent for the weeks between tenants.
It depends on the city, the type of property and how much work it needs. As a rough guide, a net yield above 4–5% is considered solid in most European cities, while central locations in expensive capitals often sit at 2–3% and rely on price growth instead.
A high yield is not automatically better: it often comes with higher vacancy, more maintenance or a location that is harder to sell. Use the yield as a starting point, then look at cash flow, financing and the property's condition.
Gross yield divides the annual rent by the total investment and ignores costs. Net yield subtracts running expenses and a vacancy allowance first, so it reflects what actually stays in your pocket. Net yield is always lower and is the number to use when comparing properties.
Yes. Taxes, notary, registry and agency fees can add 8–15% to the purchase price in many countries, and renovation or furniture add more. Leaving them out overstates the yield. This calculator shows the yield on the total investment and, for reference, on the purchase price alone.
One month a year (about 8%) is a common assumption for long-term lets in cities with steady demand. Use more if the property is seasonal, needs work between tenants, or the local market is slow. Use 0% only if you already have a long contract in place.
No. Yield measures the property itself, independent of how you finance it. To see the effect of a mortgage on your cash flow and return on the cash you put in, use the property investment calculator.
Not quite. Yield only counts rent. Total return also includes changes in the property's value over time. Yield is more reliable because it is based on money you actually receive, while appreciation is an assumption.
Not unless you ask. The numbers live in the link in your address bar, which you can share or bookmark. With a free Llaverio account you can save calculations to your organization and turn them into a property in your portfolio.
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Monthly payment, total interest and the full amortization schedule.
What an empty property costs you per day, and how much faster re-letting saves.
Properties, tenants, rent, expenses, documents and taxes — all in one place, from €0.
Start freeThis calculator is for information only and is not financial, tax or legal advice. Results depend entirely on the figures you enter and on assumptions that may not hold. Check with a qualified adviser before making an investment decision.