Calculator for rental yield and cash flow
Spotted a property? Enter the price, the works and the rent: you get its gross yield, its net yield after expenses and what it earns or costs you each month.
The property
Rents and expenses
Agency or manager: a few percent of rents, excluding or including VAT depending on the agency.
Financing
Indicative rate excluding insurance.
Indicative estimate: it replaces neither tax advice nor a loan offer. Calculation done in your browser, no data is sent or stored.
Gross yield, net yield, cash flow: what is the difference?
The gross yield relates a year’s rents to the total cost of the operation: price, notary fees, works and furnishing. It is the most quoted figure and it is used to compare two properties, but it forgets expenses. Listings often calculate it on the price alone, which inflates it.
The net yield after expenses removes vacancy, property tax, non-recoverable co-ownership charges, insurance and management. It is still calculated before tax, and excluding maintenance, unpaid rent insurance and accounting.
The cash flow compares what is left each month with the mortgage payment. If positive, the property pays for itself; if negative, you top it up from your own pocket.
How to calculate rental yield?
| Indicator | Calculation |
|---|---|
| Gross yield | monthly rent × 12 ÷ total cost |
| Net yield after expenses | (rents received − expenses) ÷ total cost |
| Monthly cash flow | (rents received − expenses) ÷ 12 − mortgage payment |
Investing remotely: what to add
When you live abroad, allow for property management (a few percent of rents) and non-occupying landlord insurance. These two lines are already in the calculator. The tax on rents is calculated separately, with the rental income tax calculator.
Learn more
- Remote property management: the expat’s guide
- Our members’ projects: price, down payment and yield
- Rental income tax calculator
Frequently asked questions
What is a good rental yield in France?
There is no official threshold: yield varies greatly depending on the city, the type of property and the strategy (unfurnished, furnished, house share). The figure to look at remains the net yield and the cash flow, not the gross yield alone.
What is the difference between gross yield and net yield?
Gross yield only takes into account rents and the purchase cost. Net yield removes vacancy and the expenses paid by the owner: property tax, co-ownership, insurance, management.
Should notary fees be counted in the yield?
Yes. They are part of the cost of the operation, like works and furnishing. Forgetting them inflates the yield.
How to calculate the cash flow of a buy-to-let investment?
You start from the rents actually received, remove the expenses, divide by 12 and subtract the mortgage payment, insurance included. The result is what the property earns or costs you each month before tax.
Does the calculator take taxes into account?
No, it stops before tax. For a non-resident, the tax on rents depends on the regime (unfurnished or furnished) and on your country: use our rental income tax calculator.
Rules up to date as of 2 November 2026. This calculator gives an estimate: it replaces neither a notary nor tax advice on your situation.
The other calculators
The information on this page is general and does not replace tax, legal or financial advice suited to your situation.
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