Gross vs Net Yield: Why the Agent’s Number Is Wrong
When an agent tells you a property “yields 6%,” they mean gross yield: annual rent ÷ purchase price. Your actual return — after expenses, tax, voids, and maintenance — is net yield. The gap can be 40–50%. Here’s a Dublin example.
The Calculation
| Item | Gross Yield | Net Yield |
|---|---|---|
| Purchase price | €350,000 | €350,000 |
| Annual rent (€1,700/mo) | €20,400 | €20,400 |
| Vacancy (4%) | — | −€816 |
| Management (8%) | — | −€1,567 |
| Insurance | — | −€700 |
| Repairs | — | −€1,500 |
| LPT | — | −€360 |
| Other (BER, RTB, accountant) | — | −€740 |
| Net rental income | €20,400 | €14,717 |
| Yield | 5.8% | 4.2% |
And this is before income tax. At the 52% marginal rate, the after-tax yield drops to roughly 2.0%. That’s the real return on a Dublin property.
Run your exact numbers: Rental Yield Calculator (gross) · Investment Analyser (full net) · Landlord Tax Calculator
Recommended Toolkits
Get the basics
Landlord Tax Spreadsheet
Pre-built Excel tracker for rental income, deductions, USC, PRSI & Form 11 figures.
Get It → €29
Get everything
Landlord Toolkit
Complete landlord bundle — tax tracker, lease templates, compliance calendar & termination letters.
Get the Full Kit → €79
Instant PDF download · Built by SEAI-registered assessors since 2009