Rental Property ROI Calculator Europe 2026
This rental property ROI calculator computes the four investor-grade metrics — gross yield, net yield, cash-on-cash return and cap rate — for a buy-to-let in Switzerland, Germany, France or Italy in 2026. Enter the purchase price, monthly rent, annual costs (taxes, maintenance, management, insurance), vacancy rate and the share financed with a mortgage. Example: a CHF 800,000 apartment in Zurich rented at CHF 2,800/month with 5% vacancy and CHF 8,000 annual costs delivers a 4.2% gross yield, a 3.1% net yield and an 8.5% cash-on-cash return at 70% loan-to-value. A healthy Swiss buy-to-let targets > 3.5% net yield in 2026. Last updated June 2026.
How to use this calculator
- 01Enter the purchase price and any one-off acquisition costs.
- 02Enter the gross monthly rent and the expected vacancy rate.
- 03Add annual costs: property tax, maintenance, management, insurance.
- 04Add the mortgage rate, loan-to-value and term.
- 05Read gross yield, net yield, cash-on-cash and cap rate.
- •Gross yield = annual rent ÷ purchase price (rule-of-thumb only).
- •Net yield deducts taxes, maintenance, vacancy and management.
- •Cash-on-cash uses your actual cash deposit, not the full price.
- •Cap rate = net operating income ÷ purchase price (no financing).
- •Swiss buy-to-let benchmark: net yield > 3.5% is healthy in 2026.
Frequently asked questions
What is a good rental yield in Switzerland?
Gross yield 4–5% and net yield 3–4% are typical for Swiss residential. Yields above 5% gross are rare and usually signal a riskier location or property.
Gross vs net yield — which to use?
Gross yield is a screening tool. Net yield (after all real costs) is what your wallet actually sees. Always compare investments on net yield.
What is cash-on-cash return?
Your annual cash profit (rent − all costs − mortgage payments) ÷ your actual cash deposit. It tells you the ROI on the money you really invested, not on the full property price.
How much should I budget for maintenance?
Plan 1–1.5% of property value per year for older buildings, 0.5–1% for newer ones. Add 5–8% of rent for property management if you don't self-manage.
What vacancy rate should I assume?
5% for normal locations, 3% for prime city centres with high demand, 8–10% for secondary markets. Vacancy is the single biggest yield killer.
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