A tool for landlords
Rental yield calculator
The percentage the portals advertise is the gross yield: it deducts neither what the purchase cost you, nor the IBI (the local property tax), nor the months the flat sits empty, nor the mortgage, nor the tax office. Here you get your real one. No sign-up.
Purchase price, before costs.
Not counting costs you pass on separately.
ITP transfer tax (or VAT on a new build) plus notary, land registry and gestoría fees. The ITP rate is set by your región, so adjust it to yours.
IBI property tax, service charges, insurance, maintenance, special levies, utilities you pay yourself.
One empty month between tenants eats almost a full point of yield. It is the cost nobody writes down.
Did you buy it with a mortgage?
Leave the amount blank and the calculation assumes you paid cash. With a mortgage two things change: the instalment eats the monthly cash, but you put in less of your own money, so your yield on what you put in goes up.
Use the rate on your deed: your own mortgage rate is what counts, not what the banks advertise today. If it is variable, use the one you are paying right now.
And after the tax office?
Residential letting gets a reduction on IRPF income tax, but since Ley 12/2023 it is no longer always 60 %. Pick your case.
General reduction of 50 % on the positive net income. This is the case for most new contracts.
The band your last euro of income is taxed in. It varies by región; if you do not know it, 30 % is a reasonable reference.
The figures and what each one is for:
- Gross: annual rent divided by purchase price. Useful only to compare flats with each other, never to decide.
- Net: deducts purchase costs (ITP transfer tax, notary, land registry), the flat's annual costs and the empty months. This is the one that says whether the flat stands up.
- On your own money (with a mortgage): if the flat is financed, what matters is not the yield on the price but on what you actually put in. It rises with the mortgage, even though the instalment leaves you less cash each month.
- After tax: applies the IRPF reduction you qualify for and your marginal rate. This is the money that ends up in your account.
Careful with the IRPF reduction. For years it was 60 % for everyone. Under Ley 12/2023, contracts signed on or after 26 May 2023 get 50 % as the general rule, rising to 60, 70 or 90 % only in specific cases (refurbishment, a stressed-market zone with a young tenant, or a rent cut of more than 5 %). Earlier contracts keep their 60 %. Ticking the wrong box on the tax return is one of the most expensive mistakes there is.
Raising the rent this year? Work out the legal cap with the rent increase calculator. And before signing, see how much fianza you may ask for and the documents to ask a tenant for. If you own the flat from outside Spain, the tax treatment is different: guide to Modelo 210.
Soycasero keeps the books all year, not just today: it records every receipt and every cost as you pay them, and in June it gives you the summary for the tax return with the deductible costs and the reduction that applies, without hunting for invoices in your inbox. Try it free.
The calculation is indicative: it does not replace your tax adviser and does not cover your full personal situation (building depreciation, mortgage-linked fees and insurance, other income). This tool offers general information to orient you, not legal or tax advice. It creates no professional relationship and does not replace the advice of a lawyer, gestor or adviser for your particular case. The rules change and may vary by región. Last updated: July 2026.