UtilityBaseCalculators
Rental Yield Calculator
Calculate gross and net rental yield from property value, rent, and expenses.
Updated July 13, 2026
How to use the rental yield calculator
- 1Enter the property value or purchase price.
- 2Enter the monthly rent.
- 3Enter total annual expenses for the net figure.
- 4Read the gross and net rental yields.
Common uses
- Quickly comparing rental properties
- Screening a buy-to-let purchase
- Checking if rent justifies the price
- Estimating income return before costs
Frequently asked questions
What's the difference between gross and net yield?
Gross yield is annual rent ÷ property value — quick, but it ignores costs. Net yield subtracts running expenses (taxes, insurance, maintenance, management, letting fees) before dividing, so it reflects what you actually keep before mortgage. Net is always lower and more realistic.
What counts as a good rental yield?
It varies by market, but many buy-to-let investors look for gross yields around 5–8%; expensive cities often yield less, cheaper markets more. Higher yield can signal higher risk or a slower-growth area. Compare yield alongside likely appreciation, not in isolation.
How does yield relate to cap rate?
Cap rate is essentially net yield calculated from formal net operating income and used mainly for commercial and larger deals. For a single rental, net rental yield and cap rate are very close. Cash-on-cash return is different again — it measures return on the cash you invested once a mortgage is included.
About this tool
The rental yield calculator shows annual rent as a percentage of a property's value, both gross (rent alone) and net (rent minus running costs). Gross yield is a fast screen for comparing properties; net yield subtracts expenses like taxes, insurance, maintenance, and management for a truer picture, though it still excludes mortgage payments. Enter the value, monthly rent, and annual expenses to get both. Yield moves inversely with price — a pricier property at the same rent yields less. This is an estimate, not investment advice.
Like most tools on UtilityBase, the rental yield calculator runs entirely in your browser — nothing you enter is uploaded or stored on a server. It's free to use with no account required. Browse more calculators here.
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