Rental yield calculator
Work out the gross and net yield on a buy-to-let: the rent it earns each year as a percentage of what you paid, before and after running costs.
Net yield
3.73%
| Gross yield | 5.70% |
|---|---|
| Rent for a full year | £11,400 |
| Rent after empty weeks | £10,962 |
| Agent fees | −£1,096 |
| Other costs | −£2,400 |
| Net income a year | £7,465 |
Before mortgage interest and tax. Yields don't include capital growth or loss.
Gross vs net yield
Gross yield is a year's rent divided by the purchase price. It's quick for comparing listings but flatters every property. Net yield takes off the costs of letting — agent fees, periods with no tenant, insurance, maintenance and any leasehold charges — so it's a better guide to what the property actually earns.
If you're letting in England, the rules changed on 1 May 2026 under the Renters' Rights Act, including an end to section 21 evictions and limits on rent increases (GOV.UK overview for landlords). Privately rented homes also need an EPC rating of at least E unless an exemption applies (GOV.UK).
This calculator is for illustration only and is not financial or tax advice.