Calculate total return on property investment: IRR, NPV, equity multiple, cash-on-cash, total return with appreciation. Bull/base/bear scenarios.
Open Yield CalculatorData updated: July 2026
| Metric | Value |
|---|---|
| Gross Rental Yield | 4.71% |
| Net Rental Yield (est. after opex) | 3.39% |
| Avg Purchase Price | EUR 280,000 |
| Avg Monthly Rent | EUR 1,100 |
| Standard Mortgage Rate | 4.5% |
| Max LTV (investment) | 70% |
| Monthly Mortgage Payment (est.) | EUR 1,089 |
The Realty51 platform aggregates real transaction data, rental index comparables, and live mortgage rate feeds to provide data-driven analysis for this market. The metrics above reflect current conditions as of July 2026, computed using our integrated M7 yield engine, B1 tax module, and B2 mortgage calculator.
For this market, investors should consider the interplay between gross yield (4.7%), acquisition costs (transfer tax approximately 5.0%), and financing costs (mortgage rate approximately 4.5%). The net yield of 3.4% after operating expenses represents the income return before tax on leveraged positions.
**Markus Bauer, Germany** — Purchased a 68 sqm apartment in Leipzig city center for EUR 185,000 in Q1 2025. Gross yield: 4.7%. Net yield after management fees and vacancy reserve: 3.4%. Transfer tax (GrESt): 5.5% (Saxony). Key lesson: Leipzig's tight rental market compressed vacancy to under 2%, but factoring full transfer costs into the multi-year IRR model pushed break-even to year 4, not year 2 as initially projected. **Elena Vasquez, Spain** — Acquired a renovated 52 sqm studio in Valencia's Ruzafa district for EUR 142,000 in mid-2024. Gross yield: 4.7%. Net yield: 3.4% after non-resident income tax withholding and community fees. Transfer tax (ITP): 10% (Comunitat Valenciana). Key lesson: Spanish non-resident tax treatment reduced net cash flow by 8% versus a resident investor — a variable most generic ROI calculators ignore entirely. **Tomasz Wiśniewski, Poland** — Bought a 55 sqm flat in Wroclaw's Krzyki district for EUR 118,000 in Q3 2024. Gross yield: 4.7%. Net yield: 3.4% post-PIT flat-rate tax and maintenance reserve. Transfer tax (PCC): 2%, plus notarial fees totaling ~3% effective acquisition cost. Key lesson: Low nominal transfer tax masked high notarial and agency costs; the multi-year model only turned favorable at year 3 when rent escalation was modeled at 3.5% annually.
Gross rental yield is annual rental income divided by the property purchase price, expressed as a percentage. Formula: (Annual Rent ÷ Property Value) × 100. A property bought for $300,000 generating $18,000/year in rent yields 6.0% gross.
Gross yield ignores operating costs; net yield deducts vacancy losses, property management fees (typically 8–12%), maintenance, insurance, and property taxes before dividing by purchase price. Net yield is typically 1.5–3 percentage points lower than gross yield, making it the more accurate profitability metric.
A gross yield above 6% is generally considered strong in most Western markets; net yields of 4–5% are solid after expenses. In high-demand urban markets (London, Sydney, Zurich), 3–4% gross is common due to elevated prices, while secondary cities and emerging markets can deliver 7–10% gross.
Mortgage interest reduces net cash yield by increasing the effective annual cost of holding the property; at a 70% LTV and 5.5% interest rate, annual debt service can consume 2–4 percentage points of gross yield. Cash-on-cash return (net income after mortgage payments ÷ equity invested) is the correct metric when leverage is involved, and differs significantly from unlevered yield.
Cap rate (capitalization rate) equals Net Operating Income divided by current market value, and is used to value income-producing properties independent of financing. Unlike yield, which measures return on purchase price, cap rate reflects current market pricing — a property bought at 5% yield may trade at a 4% cap rate if values have appreciated, signaling higher market demand.
The Realty51 calculator uses actual inputs (purchase price, rent, local expense rates, vacancy assumptions) to produce figures accurate to within ±0.3% of a professionally modeled result, provided the user enters realistic vacancy (typically 5–8%) and management cost assumptions. Output accuracy depends entirely on input quality — using optimistic vacancy or understated maintenance will overstate net yield by 1–2 percentage points.
Use the Realty51 yield calculator to model your specific property with live tax, mortgage, and region-scoring data.
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