Rental yield: how to calculate gross and net yield
Autor Lumi · Ažurirano: 16. lip 2026. 00:00 UTC
Rental yield shows whether a buy-to-let makes sense. How to calculate gross and net yield, and how the charge and transfer tax affect it.
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This guide is only available in English.
Važno: Gross yield looks better than reality. Always compute net yield after the charge, tax and vacancy — use the calculator below.
Rental yield is the key metric for a buy-to-let. Gross yield is easy to compute, but net yield — after the charge, taxes and costs — decides whether it pays off.
Gross and net yield
Gross yield = annual rent / debt-free price × 100%. Net yield subtracts the maintenance charge, transfer tax, any vacancy and repairs.
In Helsinki gross yield is typically around 3–4%; smaller cities are higher but carry more risk.
The charge eats the yield
The maintenance charge (hoitovastike) is the key recurring cost — the benchmark for blocks of flats is about €5.5/m²/month (Tilastokeskus 2025; higher in Helsinki and older stock). A financing charge (company loan) comes on top.
Ask for the manager's certificate: it shows the real charge and the company loan.
Taxes and costs
Buying housing-company shares carries a 1.5% transfer tax (Verohallinto, 2024) — note: the first-home exemption was abolished on 1 Jan 2024, so everyone pays it. Rental income is taxed as capital income at 30% (34% above €30,000), and costs are deductible.
The Lumi passport shows the area's rent and price level as an estimate — verify the real figures from the listing.
Kalkulator prinosa od najma
Za usporedbu: nepopunjenost je obično ~5% (niža u Helsinkiju), rezerva za održavanje ~0,5–1 €/m²/mj (izvor: KTI, Vuokranantajat).
- Bruto prinos
- 5,1 %
- Neto prinos (prije poreza)
- 3,4 %
- Neto prinos (nakon poreza)
- 2,3 %
Procjena: 30% porez na dohodak od kapitala, pričuva se odbija. Nije investicijski savjet — sami provjerite podatke.
Često postavljana pitanja
- What is a good rental yield?
- In the capital region a gross of about 3–4% is common; a higher yield usually means higher risk.
- What does net yield account for?
- The charge, transfer tax, vacant months, repairs and taxes — i.e. real cash flows.
- Is the charge in open data?
- Only as a rough estimate. The exact amount is in the manager's certificate.
Izvori
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