Covesta
FREN
Free simulator, no sign-up required

Calculate the rental yield of your project

Gross, net and net-net yield after tax. Includes an LMNP simulation (French furnished letting status) under the actual-expenses regime. Results update in real time.

€
€50k€3,000k+
8%
2%10%
€
€0k€1,000k+
9% = €13,500
0% = €012% = €18,000
€
€0k€100k+

Total investment cost

Purchase price€150,000
Notary fees (8%)€12,000
Works€30,000
Covesta fees (9%)€13,500
Furnishing€8,000
Total€213,500
€
€0k€3,000k+
3.50%
0.50%6.00%
20 years
5 years30 years
0.34%
0.00%1.00%

Your loan at a glance

Monthly payment excl. insurance€986
Borrower insurance€48/month
Total monthly payment€1,034/month
Interest cost over 20 years€66,624
Insurance cost€11,560
Total cost of the loan€78,184
Deposit required (total cost − loan)€43,500

Under the actual regime, interest and insurance are deducted from your taxable income (annual average over the loan term).

€/month
€300/month€15,000/month+
4 weeks/year
0 weeks/year12 weeks/year

Real-time results

Gross yield

4.22%

gross rent / total cost

Net yield

2.49%

after charges, before tax

Net-net yield (after tax)

2.49%

Monthly cash flow after loan

-€592/month

Monthly top-up from your savings

Includes a monthly loan payment of €1,034 · Deposit: €43,500

Annual breakdown

Gross rental income€9,000
Vacancy (4 weeks)-€692
Annual charges-€2,998
Estimated tax€0
Loan repayments-€12,409
Annual cash flow after loan-€7,100

10-year projection (assumes +2%/year)

Property value

€256,200

Cumulative net rent

€53,095

Indicative simulation. Assumes 2% annual appreciation. The actual capital gain depends on the local market and the condition of the property.

Turn this simulation into a project

Receive a study of a real property matching your budget, with a free, no-obligation first conversation.

Your simulation is attached to your request. Your data is never sold.

Indicative, non-contractual simulation. Have your situation validated by an accountant or a tax lawyer.

Gross, net and net-net yield: the definitions

Three complementary indicators for assessing a buy-to-let investment. The simulator calculates them in real time from your assumptions.

Gross yield

Annual rent divided by the total investment cost (price, notary, works, fees, furnishing). Simple and quick for comparing properties with one another, but it ignores charges and tax.

Net yield

Rent minus rental vacancy and all running charges (service charges, property tax, insurance, management), relative to the total investment cost. The real economic return, before tax.

Net-net yield

After charges and after tax: this is what really remains. The result depends on your tax regime (LMNP actual regime or micro-BIC, unfurnished letting under the actual regime or micro-foncier) and your tax bracket.

Frequently asked questions

How do you calculate the gross yield of a buy-to-let investment?+

Gross yield is calculated by dividing the annual rent by the total cost of the operation (purchase price, notary fees, works, fees, furnishing), multiplied by 100. Example: €9,000 of rent for €200,000 invested gives a gross yield of 4.5%. It is a useful first filter for comparing properties, but it ignores charges and tax.

What is the difference between net yield and net-net yield?+

Net yield deducts rental vacancy and all running charges (service charges, property tax, insurance, management) from the rent. Net-net yield also deducts income tax on the rental income and French social levies, which depend on your tax regime and your tax bracket. It is the closest measure of what actually ends up in your pocket.

Which tax regime should you choose for a furnished letting?+

For long-term furnished lettings, the micro-BIC regime applies a flat-rate 50% allowance (for receipts of up to €77,700), with no accounts to keep. The actual regime allows you to deduct actual charges and loan interest and to depreciate the property, which often sharply reduces the tax on your rent, particularly with financing or works. The right choice depends on your situation: have it validated by an accountant.

What is a good rental yield?+

There is no universal figure: yield must be weighed against risk, the quality of the location and the potential for capital growth. Small units in student cities tend towards higher gross yields, prime locations towards lower but safer yields. Net-net cash flow, for its part, shows whether the property pays for itself.

Is this simulator free and reliable?+

The simulator is free and can be used without signing up. The calculations are indicative: they rely on your assumptions and on simplified tax rules, and replace neither a personalised study of a real property nor the validation of your situation by an accountant.

To go further: see our guide to rental taxation, our fee schedule or our selected properties.

From simulation to a real property

Our properties are published with actual rents, works budgets and detailed yields: compare your assumptions with real opportunities. First conversation free of charge.

View available propertiesRequest a free call back