Buy-to-Let Yield Calculator
Calculate the gross and net rental yield on your buy-to-let property and see if your investment stacks up.
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Results are estimates only. Does not account for void periods, tax, or capital appreciation.
Rental yields at common property values
10% agent fee, £1,500 maintenance, no mortgage. Click any row to load it into the calculator.
| Property value | Monthly rent | Annual rent | Gross yield | Net yield (no mortgage) |
|---|
How it's calculated
Gross yield is calculated by dividing your annual rent by the property value and multiplying by 100. For example, £13,200 rent on a £250,000 property gives a 5.28% gross yield. It's a quick way to compare properties but ignores all costs.
Net yield deducts all running costs — mortgage payments, maintenance, insurance, and management fees — before dividing by the property value. This gives a true picture of the return on your investment capital.
Letting agent fees are calculated as a percentage of gross annual rent. Typical fees are 8–12% for full management. You can set this to 0% if you self-manage.
Frequently asked questions
Gross yields of 5–8% are generally considered good in the UK. City centre flats can yield 6–8% while prime London property might be 2–4%. Net yield (after costs) is a better measure — aim for 4%+ net.
Gross yield is simply annual rent divided by property value. Net yield deducts all costs (mortgage, maintenance, insurance, management fees, voids) before dividing by value. Net yield gives a true picture of your return.
Using a mortgage amplifies returns on your equity. If you put down a 25% deposit (£62,500 on a £250,000 property) and net £5,000/year, your return on equity is 8% — much higher than the 2% net yield on the full property value. However, leverage also amplifies losses.
This calculator shows rental yield only. Buy-to-let landlords also pay income tax on rental profits and may be liable for capital gains tax on sale. Rental yields shown here do not account for void periods or major repairs.