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Every rental listing quotes a yield, and most of them quote the number that flatters the property: gross yield, which divides the annual rent by the price and pretends holding costs do not exist. The number that actually tells you whether a property earns its keep is net yield — annual rent minus vacancy, rates, insurance, repairs and management, divided by what you paid. This calculator runs both, side by side, so you can see exactly what costs do to the return, compare the honest net figure against what the same money earns elsewhere, and spot the listing whose yield evaporates once real expenses land.
See the true return on a rental property — gross yield from the rent alone, and net yield after vacancy, rates, insurance and upkeep. Honest numbers, instant answer.
Because gross yield ignores every cost of holding the property — vacancy, rates, insurance, repairs and management fees all come out of the rent before you see a dollar. Net yield subtracts them, which is why the gap between the two numbers tells you how heavy the property's cost load really is.
For your own decision, use what you paid — yield on cost tells you the return on the money you actually committed. Market value matters when comparing against buying a different property today, but it flatters the return on a property bought years ago.
Gross yields of roughly 4-7% of value are typical in most markets, with net yields 1.5-3 points lower once costs land. A net yield above that range usually means higher risk or a rougher area — and a yield below 2% net needs strong growth prospects to justify itself.
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