Free tool
Rental yield calculator: the honest one
Enter the price, the rent and your charges. We compute the gross, net and net-net yield live. No magic returns, just your real numbers.
About 7-8% on older properties, 2-3% on new builds.
Plan at least 1 month in tight markets, 2 months elsewhere.
0 if you self-manage, 6-8% with an agency.
Tax assumption: French micro-foncier regime (30% standard allowance). If you're on the régime réel, LMNP or hold via a company, your real tax bill and net yield will differ.
Reading the three yields without getting fooled
Gross yield is the number sellers wave under your nose. It ignores everything that actually costs money: notary fees (7-8% on older stock), works, property tax, insurance, vacancy between tenants and income tax. It's a marketing number, not a decision number.
Net yield strips out the recurring costs but still ignores the taxman. Net-net yield puts it all back in, including income tax and social contributions. It's the only figure that tells you what actually lands in your pocket.
What "a good deal" really means
- Below 3% net-net: walk away. Too fragile, especially if rates climb or a big works bill lands.
- Between 3% and 5% net-net: negotiable. Knock 5-10% off the price and it tips onto the right side.
- Above 5% net-net: strong deal. Often in mid-sized towns or with works to handle. Double-check rental demand and the condo before you sign.
Classic mistakes
- Forgetting notary fees: they add 7-8% to your investment on older stock and change the yield outright.
- Assuming 12 months of rent: unrealistic. Plan 1 month of vacancy in a big tight city, 2 months elsewhere.
- Skipping property tax: in some towns it tops a month's rent. Ask the seller for the latest notice.
- Underestimating condo charges: not everything is passed to the tenant. Lift, concierge, major upkeep stay on you.
- Ignoring tax: at the 30% bracket plus social contributions, the taxman takes nearly half of your net rent. The gross figure can be cut in half once tax is in.
How we do it at BienCheck
We always start from net-net, never gross. Then we compare the yield to the DVF price per sqm in the area and the EPC rating: an F or G rated property has mandatory works looming by 2028 and its rental headroom is shrinking. If the yield is borderline and the EPC is poor, negotiate hard or walk.
Frequently asked questions
What counts as a good rental yield in France?
Below 3% net-net, the deal rarely makes sense unless you're chasing capital gains. Between 3% and 5% net-net, the case holds up in a tight city. Above 5% net-net, it's a strong deal, usually in smaller towns or with works to manage.
What's the difference between gross and net yield?
Gross yield is annual rent divided by purchase price. It ignores notary fees, works, charges, vacancy and tax. Net yield strips out the running costs. Net-net adds income tax and social contributions on top. To decide whether to buy, only look at net-net.
How is net-net yield calculated?
Rent actually collected, minus non-recoverable charges, property tax, landlord insurance and management fees, minus income tax and social contributions on the rental income. Divide that by the total investment (price + notary fees + works).
Why include vacancy in the calculation?
No property is rented 12 months a year. There's always a gap between tenants. Count at least 1 month of vacancy in a tight city, 2 months elsewhere. A calculation without vacancy artificially inflates the yield.
Does the calculator handle LMNP or déficit foncier?
Not yet. It uses the simple micro-foncier assumption with the 30% standard allowance. If you're on the régime réel, LMNP or holding via an SCI, your tax bill and after-tax yield will differ. For complex cases, talk to your accountant.