Rental yield calculator: what does your German property earn gross and net?
The gross yield appears in every listing — the more honest figure is the net yield: with purchase costs and non-recoverable expenses. Work out both.
What does this German property calculator show for gross and net yield?
It shows two figures: gross and net rental yield. Gross rental yield is annual rent divided by purchase price; it is the one shown in listings, but it ignores purchase costs and ongoing expenses. Net rental yield deducts operating costs from the annual rent and divides by purchase price plus purchase costs. It is the more meaningful figure.
Non-binding guidance. Without financing and without tax effects (depreciation, deductible expenses, your personal tax rate) — these are individual and belong with tax advice. For financing a buy-to-let we advise in line with §34i, without tax advice.
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Gross and net rental yield
The gross rental yield relates the annual net cold rent to the purchase price — a quick first look. The net rental yield is more realistic: it includes the purchase costs in the invested capital and deducts the non-recoverable operating costs (management, maintenance reserve, non-recoverable shares) from the rent. Financing and tax are deliberately excluded here — both are individual.
Enter purchase price, purchase costs, annual cold rent and annual non-recoverable expenses.
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Open the file directly — no form: Germany property financing checklist (PDF, 9 pages) · Non-resident mortgage checklist (PDF, 9 pages) · KfW funding overview 2026 (PDF, 4 pages)
Gross yield calculator property investors use: how is gross yield worked out?
Gross yield is the annual cold rent divided by the purchase price, a quick first look.
It is the figure shown in listings, but it ignores purchase costs and ongoing expenses. Net yield includes purchase costs in the invested capital and deducts non-recoverable operating costs from the rent, which makes it more realistic.
Frequently asked questions
Does the yield matter when financing property purchases for international buyers?
Yes, but yield alone does not decide. For financing, banks usually look at the debt service capacity, meaning whether the net rent covers the monthly payment. Yield does not replace a sound calculation. The calculator shows yield before financing and tax.
What is the difference between gross and net rental yield?
The gross yield is the annual cold rent divided by the purchase price. The net yield includes the purchase costs in the invested capital and deducts the non-recoverable operating costs from the rent — it is the more realistic figure.
Are financing and tax included?
No. The calculator shows the property yield before financing and tax. Interest costs, depreciation, deductible expenses and your personal tax rate change the picture individually — tax questions belong with your tax adviser.
Do you also finance buy-to-let for investors abroad?
Yes — that is one of our focus areas. For non-resident taxpayers and expats there are dedicated routes; the decisive factor is the right bank for each constellation.
Any questions on this topic?
A first consultation is free and without obligation — the commission is, as a rule, paid by the bank. We tell you what this means for your own financing.
Related pages
Buy-to-let for non-residents
Financing a let German property even with residence abroad.
Editorially responsible: Olga Nikushkina — owner, §34i GewO (German mortgage brokerage), adviser register D-W-132-ZUCB-95. Specialised in German property financing with an international dimension: non-residents, foreign-currency income, cross-border workers, expats. Siegfried Perini is entered in the German intermediary register under this licence as a person directly involved in brokerage and advice (§ 11a GewO), active in real estate since 1992. Not legal or tax advice.