Rental Yield Explained – How to Work It Out and What to Aim For

Rental yield is a key metric for property investors, as it helps determine the profitability of a buy-to-let investment. Understanding how to calculate rental yield can help investors compare properties and make informed decisions.

This guide explains how to calculate gross and net rental yield, why rental yield matters, and what is considered a good yield in the UK property market.

1. What Is Rental Yield?

Rental yield is the return on investment from a rental property, expressed as a percentage. It is calculated by comparing the property’s rental income to its purchase price or market value.

There are two types of rental yield:

• Gross Rental Yield – Measures rental income before expenses.
• Net Rental Yield – Factors in expenses such as mortgage costs, maintenance, and management fees.

2. How to Calculate Gross Rental Yield

Formula:

Gross Rental Yield=(Annual Rental IncomeProperty Price)×100\text{Gross Rental Yield} = \left( \frac{\text{Annual Rental Income}}{\text{Property Price}} \right) \times 100Gross Rental Yield=(Property PriceAnnual Rental Income​)×100

Example Calculation:

• Property Price: £250,000
• Monthly Rent: £1,200
• Annual Rental Income: £1,200 × 12 = £14,400

(14,400250,000)×100=5.76%\left( \frac{14,400}{250,000} \right) \times 100 = 5.76\%(250,00014,400​)×100=5.76%

The gross rental yield is 5.76%.

3. How to Calculate Net Rental Yield

Gross yield does not account for running costs. To get a clearer picture, use the net rental yield formula:

Net Rental Yield=(Annual Rental Income−Annual ExpensesProperty Price)×100\text{Net Rental Yield} = \left( \frac{\text{Annual Rental Income} - \text{Annual Expenses}}{\text{Property Price}} \right) \times 100Net Rental Yield=(Property PriceAnnual Rental Income−Annual Expenses​)×100

Example Calculation:

• Annual Rental Income: £14,400
• Annual Expenses: £3,000 (mortgage interest, maintenance, management fees)
• Property Price: £250,000

(14,400−3,000250,000)×100=4.56%\left( \frac{14,400 - 3,000}{250,000} \right) \times 100 = 4.56\%(250,00014,400−3,000​)×100=4.56%

The net rental yield is 4.56%, giving a more accurate picture of profitability.

4. What Is a Good Rental Yield in the UK?

Rental yields vary by location, property type, and market demand.

• London: 3-5% (higher property prices reduce yield)
• Northern Cities (Manchester, Liverpool, Leeds): 6-8% (strong rental demand)
• Student and HMO Properties: 7-10% (higher returns but more management required)

A good rental yield is typically 5-7%, depending on investment strategy and risk appetite.

5. Factors That Affect Rental Yield

• Location: High-demand areas have better yields.
• Property Price: Lower purchase prices can increase yield.
• Running Costs: Higher expenses reduce net yield.
• Rental Demand: Areas with strong tenant demand lead to stable yields.
• Market Trends: House price growth and rental market conditions impact returns.

How Fraser Bond Can Help

As a leading real estate consultancy, Fraser Bond helps investors:

• Identify high-yield investment properties
• Analyse rental market trends for optimal returns
• Manage properties for hassle-free rental income

Contact Fraser Bond today to maximise your rental yield and build a successful property portfolio.