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Tools · Investments

Rental yield calculator

Calculate the gross and net yield of a rental investment, with or without a mortgage, and see how long it takes to break even.

Investment details

Monthly rent collected, before expenses and tax.
Empty months between tenants.
Maintenance, management, insurance.
Default 8% = 10% on net income after 20% flat-rate deduction (long-term rental). CASS may apply above certain thresholds.
Gross yield
-
per year
Net yield
-
after expenses + tax
Gross annual rent -
- Vacancy -
- Operating expenses -
- Rental tax -
Net operating income (NOI) -
Payback period (without mortgage) -

How to read yield

Gross yield shows the ratio between annual rent and purchase price, without expenses. It's useful for a quick comparison, but doesn't reflect the money you actually keep.

Net yield accounts for vacancy, operating expenses (maintenance, management, insurance, repairs) and rental tax. This is the figure that matters for an investment decision.

Cash-on-cash and the mortgage effect

If you invest with a mortgage, cash-on-cash shows how much your down payment generates after paying the loan. A cheap mortgage can boost your return through leverage, but adds risk if rent drops or vacancy occurs.

Rental tax in 2026

For long-term rental (individual, standard regime), net income is determined by deducting a flat-rate allowance of 20% from gross rent, and tax is 10% on net income - effectively approximately 8% of collected rent. Above certain annual income thresholds (6, 12 or 24 minimum salaries) social security contributions may also apply. For an exact estimate, consult an accountant.

Rental yields in Sibiu

For concrete data on the local market - prices, rents and trends - see the Real Estate Market section and articles from the Vianto blog.

Frequently asked questions

What do gross yield and net yield mean?+
Gross yield is the ratio of annual rent to purchase price, without expenses. Net yield decreases for vacancy, operating costs and rental tax - it's the real figure that matters for an investment decision.
How do you calculate the yield of a rented apartment?+
Gross yield = (monthly rent × 12) / purchase price. Net yield = income after vacancy, expenses and tax, divided by price. Use the calculator above for both.
What is cash-on-cash and why does it matter for a mortgage?+
Cash-on-cash shows how much your own capital (down payment) produces after paying instalments, relative to the money actually invested. A cheap mortgage can increase capital yield through leverage, but adds risk if vacancy occurs.
What tax is paid on rental income in 2026?+
For long-term rental (individual, standard regime), net income is determined by deducting a flat-rate allowance of 20% from gross rent, and tax is 10% on net income - effectively approximately 8% of collected rent. Above certain annual income thresholds, social security contributions may also apply.
What expenses must be considered for a rented property?+
Maintenance and repairs, property management, insurance, local tax, vacancy periods between tenants and rental tax. All reduce net yield compared to gross.
What yield is considered good for a real estate investment?+
It depends on the city, property type and strategy. What matters is comparing net yield with lower-risk alternatives (savings accounts, government bonds) and including all expenses, not just gross rent.

Looking for a property with good yield in Sibiu?

Vianto Properties helps you find and evaluate investment opportunities.

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Disclaimer. The calculator provides an indicative estimate based on the data entered. It does not constitute financial or tax advice. Actual yields depend on the market, actual costs and the applicable tax regime. For investment decisions, consult a specialist.