Rental Yield Calculator
Estimate gross yield, net yield and monthly cashflow on any UK buy-to-let in seconds.
Leave blank if buying outright. Used for cash-on-cash return.
- Annual gross rent
- £13,200
- Annual running costs
- £2,758
- Annual net income
- £10,442
- Monthly net cashflow
- £870
Typical UK gross yields sit at 5-7%. Above 8% is strong.
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Start your free trialWhat is rental yield?
Rental yield is the annual income a buy-to-let property generates expressed as a percentage of its purchase price. It's the headline number most UK landlords use to compare investments — but on its own it's misleading.
Gross yield vs net yield
Gross yield is the simplest version: annual rent ÷ property value. Net yield first subtracts the costs of actually running the property — mortgage interest, management fees, insurance, maintenance, service charges, and void weeks. Net yield is almost always the figure that matters.
What's a good yield in the UK?
Most UK buy-to-lets produce gross yields between 5% and 7%. Above 8% is considered strong; below 4% you may be relying on capital growth rather than income. Northern cities like Liverpool, Manchester and Newcastle typically post higher yields than London and the South East, where capital values are higher but rents lag.
Why cash-on-cash return matters
If you're using a mortgage, yield against the full property value understates your real return. Cash-on-cash return measures net income against the cash you actually put in (deposit, stamp duty, legal fees, refurbishment). For leveraged investors, it's the more honest number.
This calculator gives a pre-tax estimate for guidance only. Your actual return depends on income tax, Section 24 mortgage interest restrictions, and how you own the property. Always take advice from a qualified accountant before investing.