Rental yield calculator for German property
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.
How do you correctly calculate rental yield on a property?
Gross rental yield (annual rent divided by purchase price) is the figure shown in listings — and the least informative one, because it ignores both purchase costs and ongoing expenses. The meaningful figure is net rental yield: annual rent minus operating costs (maintenance, management, non-recoverable charges, vacancy allowance), divided by the total investment of purchase price plus purchase costs. With realistic numbers, the gap between the two is often 1.5 to 2.5 percentage points. For financing, banks usually look at a third figure: debt service capacity — whether net rent covers the monthly payment. Yield alone doesn't replace a sound calculation. The calculator below compares gross and net yield side by side. Not legal or tax advice.
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.
Gross and net rental yield
Enter purchase price, purchase costs, annual cold rent and annual non-recoverable expenses.
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 I advise in line with §34i, without tax advice.
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Investment & financing
Buy-to-let for non-residents
Financing a let German property even with residence abroad.
Buy-to-let for non-residents →Buy-to-let on a Blue Card
Buy-to-let for international skilled professionals.
Buy-to-let on a Blue Card →Calculate purchase costs
So the invested capital in the yield is right.
Calculate purchase costs →Frequently asked questions about rental yield
What is the difference between gross and net rental yield?
Are financing and tax included?
Do you also finance buy-to-let for investors abroad?
Keep this result — and the right documents
A calculator gives you a number. A financing decision needs the right paperwork ready before you talk to a bank. We'll send you the checklist that matches your situation — free, no sales call attached.
Need the blank forms right now? Get them via a quick form: self-disclosure form (DE/EN) · net-worth statement (DE/EN).
Open the file directly — no form: Germany property financing checklist (PDF, 7 pages) · Non-resident mortgage checklist (PDF, 8 pages) · KfW funding overview 2026 (PDF, 2 pages)