Property yield calculator 2026: calculate your rental yield for free
Calculate the gross and net rental yield, cash flow and return on equity of your property — AI-supported, transparent, instant. For investors and landlords in the DACH region
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How is the yield of a property calculated?
The property yield measures how much income an investment generates in relation to the capital employed. Three key figures are particularly relevant for landlords and property investors:
The gross rental yield sets the annual Kaltmiete (rent excl. utilities) in relation to the purchase price — without taking purchase costs or running costs into account. It serves as a first rough estimate.
Formula: (annual Kaltmiete ÷ purchase price) × 100
The net rental yield takes all purchase costs (Kaufnebenkosten) and running costs into account. It gives a more realistic picture and should be the primary basis for your decision.
Formula: ((annual Kaltmiete − running costs) ÷ (purchase price + purchase costs)) × 100
The return on equity shows the return on the equity actually invested. With a positive leverage effect, it rises as more borrowed capital is used.
Formula: (annual cash flow ÷ equity) × 100
Gross vs. net rental yield: what is the difference?
The gross rental yield serves as a first rough estimate — it is quick to calculate, but takes neither purchase costs (Kaufnebenkosten) nor running costs into account. For a well-founded investment decision, the net rental yield is what counts.
Caution: Property adverts almost always state the gross yield — without purchase costs and running costs, a property looks considerably more attractive. Always use the net rental yield when you compare properties.
What is a good property yield in 2026?
There is no one-size-fits-all answer — the expected yield depends on location, property type and risk profile. As a guide for the German property market in 2025/2026: