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
A higher percentage is not automatically a better investment; compare risk, costs and verified local evidence.
Stay compliant across your whole portfolio
RentSure keeps supported requirements, evidence and deadlines in one place, so compliance costs and actions stay visible alongside your investment assumptions.
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.
How should you interpret the result?
A yield percentage is an input, not an investment verdict. Compare it with recent, verifiable local rent and transaction data, and model finance costs, voids, maintenance, insurance, service charges, tax, regulation and property-specific risk. Gross yields are not directly comparable when those assumptions differ.
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.