Rental Yield Calculator
Work out gross and net rental yield on a UK buy-to-let, after voids and running costs.
Maintenance, insurance, management, service charge.
Unrented weeks per year.
A £0 UK property generating £0/month rent produces a 0.00% gross yield and a 0.00% net yield after costs and voids.
Yield benchmarks by region
Gross yield ranges
- Central London: 3–5%
- South East: 4–6%
- Midlands: 6–8%
- North England: 7–10%
- HMO / student: 8–15%
What eats net yield
- Voids — budget 2–4 weeks/yr minimum
- Management fees 10–15% of rent
- Service charge on flats
- Reactive maintenance
- Compliance (EPC, gas safety, electrical)
Frequently asked questions
What is a good rental yield in the UK?
4–6% in London/SE, 6–10% in the Midlands and North, 10%+ for specialist lets like HMOs and student. Net yields are typically 2–3% below gross after voids, management and maintenance.
What's the difference between gross and net yield?
Gross yield = annual rent ÷ property price. Net yield = (rent − running costs − voids) ÷ price. Gross is for quick comparisons; net is what your returns actually feel like.
What void period should I assume?
UK averages are 2–4 weeks per year in high-demand areas, 4–8+ weeks in oversupplied or student-heavy markets. New build and premium units sometimes void longer.
Should I include the mortgage in the yield?
Traditional yield calcs ignore mortgage costs (they vary by leverage). Cash-on-cash return includes them. Use this tool for the property-level yield; use the BTL mortgage calc for mortgage cashflow.
How do costs typically break down?
Letting agent 10–15% of rent if managed, landlord insurance £150–£400, maintenance 5–10% of rent, service charge on flats £1,000–£3,000, ground rent £100–£500.
Reviewed by the Mortgage118 editorial team. This calculator excludes mortgage interest and tax; use the BTL mortgage calculator for cash-on-cash return. Provides an estimate only.