Rental Yield & Net Return Calculator (Excel)

Gross yield is the number in the pitch. This works out the net one — after vacancy, maintenance, tax, repairs and re-letting brokerage.

PropVid-Rental-Yield-Calculator.xlsx Excel (.xlsx) · free · no email required · updated 29 August 2026

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Gross yield is annual rent divided by price. It is the number in every listing and it is close to meaningless on its own.

Net yield subtracts what ownership actually costs — society maintenance, property tax, a realistic repairs allowance, the months the flat sits empty between tenants, and the brokerage paid every time a tenant changes — and divides by what you really invested, including stamp duty, registration and the fit-out that made it rentable.

The gap between the two is usually large. That gap is where most disappointed property investors were lost, and showing it honestly is one of the fastest ways to become the agent an investor trusts.

What is in the file

Every input in one column: price, acquisition costs, rent, maintenance, property tax, repairs, vacancy months and tenant turnover
Gross yield, net yield on price, and net yield on total invested — the only one that reflects what you actually put in
Monthly net income, so a buyer can see what the property really contributes each month
An EMI gap line for loan-funded purchases: what the investor funds out of pocket every month after the rent
A comparison sheet for running three properties side by side

Fill in the acquisition costs honestly

Stamp duty, registration, legal fees and the interiors needed to make the flat rentable all count. Leaving them out inflates the yield by a meaningful margin and it is the most common way these calculations flatter a purchase.

Do not set vacancy to zero

Even one month empty a year removes roughly eight percent of the rent. A flat that re-lets instantly every time is an assumption, not a plan.

The conversation to have with an investor

Residential gross yields in most Indian cities are modest, and net yields after costs are lower still. That is normal — Indian residential property has historically been bought for capital appreciation, with rent partly offsetting the holding cost.

That is a legitimate thesis. It is just a different thesis from "the rent pays for it", and the two behave completely differently in a flat market. Be clear which one your client is buying.

Not investment advice. Yields, costs and tax treatment vary by city, property and individual circumstance.

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Questions

What counts as a good rental yield in India?

Residential gross yields in most Indian cities are modest by global standards and net yields are lower still. Whether that is good depends on the appreciation you expect, which nobody can promise — so compare properties against each other rather than against a target number.

Why is net yield so much lower than gross?

Maintenance, property tax, repairs, vacancy and the brokerage cost of re-letting together commonly consume a substantial slice of the rent — and the acquisition costs raise the denominator at the same time.

Should I include the loan in the yield?

No — yield measures the property, not the financing. The EMI gap line is separate, and it answers a different question: how much the investor funds out of pocket each month.

This is a working template, not legal, tax or financial advice. Requirements differ by state and by transaction — have a lawyer and a chartered accountant confirm anything that matters before you or a client rely on it.