Your numbers,
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Gross yield flatters. Yield after running costs is before tax and financing costs. This calculator uses figures you supply, because a yield that comes from someone else's assumptions is not a yield, it is a sales pitch.
Short answer
The calculator takes the annual rent, removes the weeks with no rent, the letting and management fee and the running costs you enter, and divides what is left by the price plus any purchase costs. The result is a net yield before tax and finance costs.
It uses only your figures and leaves out capital growth or decline, tax, loan repayments and currency movement.
Your own allowance for gaps between tenancies, from 0 to 52.
The figures shown are an example. Replace each one with the figure from your lease, quote or agent, and enter 0 where a cost does not apply. A blank line counts as missing, not as zero.
An agent’s percentage is charged on the rent it collects, so it falls when the flat is empty. Enter 0 if you manage it yourself.
Mortgage interest (optional)
We do not suggest a rate. This deducts the year’s interest on the loan. A repayment mortgage also pays back part of the loan each month; that part is not a running cost, so it is not deducted.
Expense categories: GOV.UK, renting out a property. Tax points: GOV.UK and HMRC. Last checked on 14 October 2026. www.ogkinvest.co.uk/ogk-rental-yield-calculator.html
Indicative only, calculated from the figures you entered. We do not estimate market rent and this is not a forecast or a projection of return. Rents, costs and voids vary; confirm with your own advisers before relying on any number.
Gross yield is the headline.
Check which costs the net figure includes.
Marketing quotes gross yield because it is the bigger number. It ignores everything that happens after the tenant pays.
Yield is not return.
This figure is income against capital. It says nothing about the following, and no honest advisory would fold them into one number:
- Capital growth or decline
- Income tax on rent. For an individual landlord, mortgage interest is not deducted from rental profit; it gives a tax reduction at the basic rate of income tax instead (the rule known as Section 24). A company is taxed differently. If you live in Türkiye, our guide to NRLS for landlords living in Türkiye explains how tax on the rent is collected.
- Mortgage costs. The optional cash flow line deducts interest at the rate you enter; it never deducts repayments of the loan itself.
- Capital gains tax on eventual sale
- Currency movement between sterling and your home currency
Tax and lease points last checked on 14 October 2026: running costs a landlord can deduct (GOV.UK) · finance cost relief for individual landlords · interest for companies (HMRC) · Ground Rent Act 2022. General information, not advice on your own position; ask your tax adviser.
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