Calculate gross yield, net yield before tax and monthly cash flow for a rental investment from price, fees, rent and operating costs.
Your investment
Enter the total project cost, expected rent, operating costs and loan payment to measure yield and monthly balance.
Indicative simulation before income tax, social contributions, depreciation, resale and future rent or cost changes.
Understand yield
Gross yield is a quick first benchmark, but it ignores fees, costs, vacancy and financing. Net yield and cash flow provide a more realistic view of the scenario.
It compares annual theoretical rent with total investment. It helps screen several properties before deeper analysis.
It remains deliberately simple: it ignores vacancy, owner charges, property tax and management costs.
It starts from expected collected rent after vacancy, then subtracts costs paid by the owner.
It gives a more cautious view of yield before tax and before the effect of debt financing.
Understand the numbers
Advertised rent does not always translate into twelve months of collected income. Compare the same property under three occupancy assumptions to see how vacancy affects net income and monthly cash flow.
| Occupancy | Collected rent / year | Net yield before loan | Cash flow / month |
|---|---|---|---|
| 100 % | €11,400.00 | 3.8 % | €51.33 |
| 95 % | €10,830.00 | 3.54 % | €6.68 |
| 90 % | €10,260.00 | 3.29 % | -€37.97 |
€180,000 purchase, €14,500 fees, €12,000 renovation and €4,000 furniture: €210,500 invested. €950 monthly rent, €90 monthly owner charges, €1,100 annual property tax, €240 annual insurance, management at 6% of collected rent, €300 other annual costs and €615 monthly loan payments. Tax and resale excluded.
At 95% occupancy, vary only the monthly loan payment. Property operations remain identical: net yield before the loan does not change, while available cash flow does.
| Loan / month | Net income before loan / year | Net yield before loan | Cash flow / month |
|---|---|---|---|
| €0.00 | €7,460.20 | 3.54 % | €621.68 |
| €615.00 | €7,460.20 | 3.54 % | €6.68 |
| €800.00 | €7,460.20 | 3.54 % | -€178.32 |
Monthly cash flow is annual net income before the loan divided by twelve, minus the loan payment. It is an average here: property tax or repairs paid as a lump sum may create a cash need even when that average is positive.
This calculator measures yield against the total investment: purchase, fees, renovation and furniture. Comparing it with a yield based only on purchase price is misleading. Use the same cost scope and distinguish owner costs from charges recovered from tenants. Displayed net yield remains before borrowing costs and tax; it measures neither future capital gains nor the return on equity alone.
impots.gouv.fr — Unfurnished rentals (in French)FAQ
Key points to keep in mind before interpreting a rental yield estimate.
No. The calculator is before tax. Tax depends on the regime, your situation, property type, deductible costs and possible depreciation rules.
Use a cautious assumption based on the local market, rental demand, property type and potential vacancy between tenants.
No. It only means the monthly scenario is balanced under your assumptions. Rental risk, renovation, tax, resale prospects and location quality also need review.