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Enter the purchase price, weekly rent, and holding costs. The calculator shows gross yield (what agents advertise) alongside net yield (what you actually earn after all expenses), plus a full cost breakdown and monthly cash position before loan costs.
Results
What agents advertise
Before costs
Gross Yield
Annual rent—
Purchase price—
Annual rent / purchase price—
The number that matters
After all costs
Net Yield
Net annual income—
Total capital invested—
Net income / total capital—
Annual breakdown
Holding Costs
Property management—
Council rates—
Water rates—
Landlord insurance—
Maintenance—
Vacancy allowance—
Strata levies—
Total annual costs—
Monthly cash position—
Enter your property details above to see a yield comparison.
Why gross yield misleads
Gross yield divides annual rent by purchase price. It ignores all holding costs. The gap between gross and net yield is typically 1.5 to 2 percentage points for houses, and 2.5 to 3.5 points for apartments with strata. A listing advertising 5.5% gross can land at 3% net once all costs are in. Net yield is the only number that tells you what the property actually costs to hold each year.
Net yield vs cash flow
Net yield measures your return on capital before loan costs. It does not include mortgage interest, depreciation, or the tax effect of negative gearing. A property with a 3.5% net yield and a 5.5% mortgage rate will be cash flow negative by roughly 2% of the loan amount per year. Use the
cash flow calculator for a full after-loan and after-tax picture.
Disclaimer: This calculator is for illustrative purposes only and is not financial or investment advice. Holding costs vary by property type, location, age, and management arrangement. Vacancy allowances, strata levies, and maintenance costs are estimates. Monthly cash position figures do not account for mortgage interest, depreciation, or income tax effects. Speak to a qualified accountant or buyer's agent before making investment decisions.
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