Buy-to-let · rental yield
Rental yield calculator
Work out the gross and net yield on a buy-to-let, plus your monthly cash flow, in seconds. Yield is how you compare one property against another before you get anywhere near the tax return.
The property
Enter what you can; price and rent are enough for a gross yield. Nothing is sent anywhere — this runs entirely in your browser.
Gross vs net yield — and why the gap matters
Gross yield is your annual rent divided by the property price. It's the quick headline number, and it's what most listings quote — but it ignores every cost of actually running the let.
Net yield takes your annual running costs off the rent first, so it's much closer to what the property really earns. The gap between the two is your cost base — letting-agent fees, insurance, maintenance, service charges, and an allowance for the weeks it sits empty between tenants.
Yield is not your return
Neither figure accounts for your mortgage or your tax. Since Section 24, a headline yield can look healthy while a higher-rate landlord's after-tax return is thin. Yield tells you which properties to shortlist; it doesn't tell you what you'll bank.
Common questions
How do you calculate rental yield?
Gross rental yield is your annual rent divided by the property price, shown as a percentage. Net yield takes your annual running costs off the rent first, then divides by the price.
What is a good rental yield in the UK?
It depends heavily on the area, but many buy-to-let investors look for a gross yield somewhere around 5–8%. A lower yield can still make sense where capital growth is strong; a very high yield often comes with higher management effort or void risk. It's a shortlisting guide, not a rule.
What's the difference between gross and net yield?
Gross yield ignores costs — it's simply rent over price. Net yield deducts your running costs, so it's a truer picture of what the property earns before mortgage and tax.
Does rental yield include mortgage and tax?
No. Yield measures the property's income return, not your personal return after borrowing and tax. For that — including Section 24 and a mortgage-rate stress test — use our Rental ROI calculator.
More free tools
From "does it yield?" to "what will I actually make?"
Yield is the shortlist. Before you commit, model the real return: mortgage, Section 24, and what happens if rates rise again. That's exactly what our Rental ROI calculator does.
- Rental Property ROI & Yield Calculator — gross & net yield, cash-on-cash return, real return after Section 24, and a mortgage-rate stress test.
- Self Assessment Tax Estimator 2026/27 — your whole bill, rent plus any other income.
- Freelance Day-Rate & Profit Calculator — for the landlords who freelance too.
- Invoice Tracker & Log — auto paid/outstanding/overdue, with a chase list.
Excel and Google Sheets. Working formulas, not just formatting. Built and checked by us, with AI assistance, and every calculation verified.
Get the Rental ROI calculator — £9 →£9 on its own, or all four tools for £19, with a 14-day money-back guarantee.