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Property Details
£
£
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Annual Running Costs
%
Typically 8–15% of rent
Average 3–4 weeks/year
£
£
£
Ground rent, service charge etc.
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Yield Analysis
Gross Rental Yield
0.00%
Net Rental Yield
0.00%
Annual Rent (gross)
£0
Effective Annual Rent
£0
Total Annual Costs
£0
Net Annual Income
£0
How Your Yield Compares
Cost Breakdown
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UK Rental Yield Benchmarks by City (2026)
Rental yields vary dramatically across the UK. Here's how the major markets compare — use this as a benchmark for your own calculations.
| City / Region | Avg House Price | Avg Monthly Rent | Gross Yield | Rating |
|---|---|---|---|---|
| Liverpool | £170,000 | £1,050 | 7.4% | ⭐⭐⭐⭐⭐ |
| Manchester | £215,000 | £1,200 | 6.7% | ⭐⭐⭐⭐⭐ |
| Leeds | £220,000 | £1,150 | 6.3% | ⭐⭐⭐⭐⭐ |
| Sheffield | £195,000 | £950 | 5.8% | ⭐⭐⭐⭐ |
| Birmingham | £230,000 | £1,100 | 5.7% | ⭐⭐⭐⭐ |
| Nottingham | £200,000 | £900 | 5.4% | ⭐⭐⭐⭐ |
| Bristol | £340,000 | £1,500 | 5.3% | ⭐⭐⭐⭐ |
| London (outer) | £450,000 | £1,900 | 5.1% | ⭐⭐⭐ |
| Edinburgh | £280,000 | £1,150 | 4.9% | ⭐⭐⭐ |
| London (central) | £650,000 | £2,400 | 4.4% | ⭐⭐⭐ |
| London (prime) | £1,200,000 | £3,500 | 3.5% | ⭐⭐ |
Sources: Zoopla Rental Market Report, ONS House Price Index, Rightmove Rental Tracker. Data reflects Q1 2026 averages.
FAQs
What is rental yield?+
Rental yield is the annual rental income expressed as a percentage of the property value. Gross yield is calculated before costs; net yield deducts all expenses (agent fees, maintenance, insurance, void periods) to show your true return on the property value.
What is a good rental yield in the UK?+
A gross rental yield of 5–8% is generally considered good in the UK. Net yields (after all costs) are typically 2–4% lower. London properties often yield 3–4% gross due to high purchase prices, while northern cities like Manchester, Leeds and Liverpool regularly achieve 6–9% gross.
What is the difference between gross and net yield?+
Gross yield = (annual rent ÷ property value) × 100. Net yield = ((annual rent – all annual costs) ÷ property value) × 100. Net yield is the more useful figure as it reflects your actual return after running costs, but before mortgage and tax.
How do void periods affect rental yield?+
Void periods (weeks when the property is empty) directly reduce your effective income. A 3-week void on a £1,200/month property costs £830 in lost rent. Most landlords budget for 3–5 weeks of voids per year when calculating net yield.
Should I calculate yield on purchase price or current value?+
Both are useful. Yield on purchase price (cost yield) shows your return on what you actually paid. Yield on current market value shows whether the property still represents a good investment versus alternatives. This calculator uses purchase price by default but you can enter the current value instead.
⚠️ Rental yield calculations are estimates. Past rental income does not guarantee future returns. Always seek independent financial advice before investing.