Calculate your rental investment's profitability
Gross yield, net yield (after expenses) and net-net yield (after tax): three indicators to measure the true performance of a rental property. Enter the purchase price, fees, rent and expenses — this calculator estimates your yields instantly. No sign-up, no data stored.
Gross, net and net-net yield: how they differ
The gross yield is the simplest ratio: annual rent over the purchase price. It gives a first comparison between properties but overstates real performance because it ignores expenses and tax. It is obtained by dividing the annual rent (monthly rent × 12) by the acquisition price, fees included.
The net yield (after expenses) deducts the non-recoverable annual costs from the rent: service charges, property tax, landlord insurance (PNO), management fees and maintenance works. It is a far more reliable indicator of the property's operating profitability, before tax.
The net-net yield goes all the way: it subtracts income tax on rental income and social charges (17.2 %). It depends on your marginal income-tax rate and your tax regime (micro-foncier with a 30 % allowance, régime réel, LMNP). This is the return you actually pocket, once all expenses and tax are paid.
Frequently asked questions
What is a good rental yield?
It depends on the city and the type of property. A gross yield of 4 to 5 % is common in large high-demand cities, where prices are high; it can exceed 7 to 8 % in mid-sized towns or on small units. What matters is to reason in net-net yield (after expenses and tax) and to factor in rental risk and the property's appreciation.
Should notary fees be included in the calculation?
Yes, for a realistic yield. Acquisition costs (notary fees, agency fees, any works) are added to the purchase price to form the total investment. Including them lowers the displayed yield but reflects the capital actually committed.
How is the net-net yield calculated?
We start from the net rental income (annual rent − annual expenses), to which we apply your marginal income-tax rate plus social charges of 17.2 %. The resulting tax is deducted from the net income, then divided by the total investment. This calculation uses net rental income as the taxable base: your actual taxation depends on your regime (micro-foncier, réel, LMNP).
Is the yield enough to decide to invest?
No. Rental yield is a key indicator, but an investment is also judged on the property's potential appreciation, the risk of vacancy and unpaid rent, the location, the condition of the home and your monthly savings effort once the loan is taken into account. This calculator sheds light on the yield part; it does not replace a full analysis.
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