Gross and Net Rental Yield Calculator 2026

Rental yield is the key indicator for evaluating the profitability of a property investment. There are three levels of yield to distinguish. Gross yield is calculated simply by dividing annual rent by the purchase price of the property: it is a quick initial indicator but incomplete. Net yield after expenses incorporates actual costs (non-recoverable co-ownership charges, property tax, landlord insurance, maintenance works) and is calculated on the total acquisition cost (price + notary fees + any renovation works). Finally, the net-net yield takes into account the applicable taxation depending on your tax regime (micro-foncier or actual expenses regime).

In France, average gross rental yield varies considerably between cities: from 2.5 to 3.5% in Paris up to 7 to 10% in certain mid-size cities such as Saint-Etienne, Mulhouse or Limoges. However, a high gross yield does not guarantee a good investment: you need to assess rental demand, vacancy risk, property quality and price appreciation prospects. A property with a gross yield of 4% in a dynamic city can prove more profitable in the long term than a property at 8% in a struggling market.

To optimize your net rental yield, several levers exist: negotiate the purchase price, choose the most advantageous tax regime (micro-foncier if your expenses are low, actual expenses regime if they exceed 30% of rent), minimize vacancy by selecting a high-demand location, and keep co-ownership charges under control by favoring well-maintained buildings.