Property ROI Calculator
Calculate gross yield, net yield, cap rate, cash-on-cash return, and payback period at once.
30 years
Tax, insurance, maintenance, management fees
Gross Yield
Quick initial screen. Annual rent divided by purchase price. Doesn't account for any costs — use it to quickly rule out properties before deeper analysis.
Net Yield
More realistic. Subtracts operating expenses and mortgage from income before dividing by price. Shows your actual yield after all recurring costs.
Cap Rate
The industry standard. Net operating income (rent minus expenses, but NOT mortgage) divided by property value. Best for comparing properties regardless of financing.
Cash-on-Cash Return
Your personal return. Annual cash flow (after ALL costs including mortgage) divided by the cash you actually invested. The metric that matters most for leveraged investors.
No single metric tells the whole story. Each answers a different question:
- Screening properties? Use gross yield — it's fast and only needs price + rent.
- Comparing investments? Use cap rate — it normalises for financing differences.
- Evaluating your personal return? Use cash-on-cash — it reflects your actual leverage and costs.
- Planning cash flow? Use net yield — it shows what you actually keep after costs.
- Assessing risk? Use payback period — longer payback = more time exposed to risk.
Want the complete picture?
This calculator gives you the key metrics but doesn't include country-specific purchase costs (stamp duty, legal fees), capital gains tax on exit, or multi-year projections with appreciation. Our full calculator handles all of this for 21 countries — use it to model the complete investment lifecycle.
Pick your country for a dedicated property ROI calculator with local stamp duty, closing costs, capital gains tax, and multi-year projections built in.
