Calculate your total investment, gross and net rental yield, return on investment (ROI), payback period, and monthly cash flow for any rental property — computed instantly in your browser.
📂 Real Estate & Investing🏷️ Purchase costs
🏘️ Rental income
🧾 Annual expenses
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Evaluating a rental property means looking past the purchase price alone. This calculator gathers every major cost of acquiring a property — the purchase price itself, acquisition and legal fees, any renovation or furnishing spend — into a single total investment figure, then weighs it against the income the property is expected to generate after realistic operating expenses are subtracted. The result is a set of standard, comparable metrics: gross and net rental yield (both measured against the purchase price), return on investment (measured against your full upfront outlay), an estimated payback period in years, and the monthly cash flow you can expect to keep after every expense is paid. Because every number comes from you, the calculator works identically whether you're evaluating a small apartment, a house, or a multi-unit building, in any currency, anywhere in the world.
New real estate investors often lean on a single number — usually gross rental yield — to judge whether a property is worth buying. Gross yield is a useful first filter because it's simple: annual rent divided by purchase price. But it says nothing about the expenses that stand between rent collected and profit actually kept, which is exactly why net rental yield exists as a second, more honest checkpoint on the same purchase price.
Net rental yield subtracts realistic annual expenses — maintenance, management fees, insurance, property tax, and any utilities the owner covers — before dividing by the purchase price, so it reflects income you actually get to keep rather than income the property merely collects. Two properties with identical gross yields can have very different net yields once one turns out to need far more maintenance or carries a much higher property tax rate than the other, which is precisely the kind of gap gross yield alone can't reveal.
Return on investment (ROI) asks a related but distinct question by changing the denominator: instead of measuring net income against the purchase price alone, it measures net income against everything you actually spent to acquire and prepare the property — the purchase price plus acquisition fees, legal costs, renovation, and furnishing. A property bought at a bargain price that then requires substantial renovation can show a strong net rental yield on paper (since renovation isn't part of that denominator) while showing a much more modest ROI once the true all-in cost of getting the unit rent-ready is accounted for.
The payback period converts these percentage-based measures into a more intuitive time-based one: roughly how many years of net income it would take to recover the total amount invested, assuming income and expenses hold steady. It's a simplified planning tool rather than a forecast — real rents, vacancy rates, and costs shift over time — but comparing payback periods across a shortlist of properties, alongside yield and ROI, gives a fuller picture than any single metric considered on its own.
Gross rental yield divides your annual rental income by the property's purchase price, ignoring expenses. Net rental yield subtracts your annual operating expenses first, so it reflects what you actually keep relative to the purchase price — always lower than the gross figure once real costs are involved.
Net rental yield is measured against the property's purchase price alone. ROI (return on investment) is measured against your total investment — purchase price plus acquisition fees, taxes, renovation, and furnishing — so it usually differs from net yield whenever those extra upfront costs are more than zero.
It estimates how many years of net rental income it would take to recover your total initial investment, assuming income and expenses stay constant. It is a simplified planning figure, not a guarantee, since rents, vacancy, and costs change over time.
Months rented per year lets you exclude months you know the unit will sit vacant (for example, between tenants), while occupancy rate lets you apply a finer adjustment for partial-year uncertainty on top of that, such as an expected average vacancy rate. Leave either at its default (12 months, 100%) if you want to assume full-year occupancy.
No. Every figure — price, rent, expenses — is one you enter yourself. The calculator only performs arithmetic on your numbers, so it works the same for any property, anywhere, in any currency.