Tool
Gross and net, side by side, with the Indian acquisition and holding costs that quoted yields routinely leave out. Every input is editable, every formula is shown, and nothing you type leaves your browser.
Before you rely on a yield
Acquisition costs, vacancy and holding expenses change the yield. Enter the actual assumptions for the property to see the difference.
Illustrative of the asset type and specification discussed on this page. Not a photograph of this locality, and not a project offered for sale.
Defaults are worked from the September 2026 Kharadi asking average of ₹14,200/sq ft on a 1,200 sq ft unit, and a rent of ₹47/sq ft/month. They are illustrative starting values, not a quote for any property. The stamp duty field defaults to 6% — verify the current rate for your city, buyer category and any applicable concession before relying on it. It is an editable assumption, not a statement of the applicable rate.
The arithmetic
Published so you can check it, and so you can see precisely which costs a quoted “yield” has left out.
(monthly rent × 12) ÷ purchase price
This is the number in almost every brochure and most locality reports, including the ones this site quotes. It ignores acquisition costs entirely and every holding cost entirely. It is useful for ranking markets against each other, and close to useless for deciding whether a specific purchase pays.
(rent collected − operating costs) ÷ all-in acquisition cost
Both halves of the fraction change. The numerator drops for vacancy, management, society dues, property tax, repairs and insurance. The denominator rises for stamp duty, registration, legal and setup. That is why the gap between gross and net is usually larger than people expect.
price + (price × stamp duty %) + registration + setup
What the asset actually cost you to own, not what the agreement says. On the defaults above this is roughly 8% more than the headline price — and that 8% is deducted from every yield you will ever earn on it.
monthly rent × (52 − vacancy weeks) ÷ 52 × 12
Four weeks of vacancy a year is not pessimistic; it is roughly one tenancy changeover with a normal re-letting gap. If a projection assumes twelve months of collected rent every year, it is not a projection.
Limitations
What this tool deliberately does not do.
No tax. Rental income is taxable, treatment varies by your total income, residency status and whether the property is loan-financed, and the standard deduction and interest treatment materially change the answer. Modelling that here would produce a confident number that is wrong for most users. Take it to a chartered accountant.
No leverage. If the purchase is financed, cash-on-cash return and net yield diverge sharply and interest cost dominates the answer. This calculator models an unlevered purchase.
No capital appreciation. Yield is the income question only. Total return is yield plus capital movement, and the second term is where most of the disagreement in this market lives.
No rent or cost escalation. This is a single-year snapshot at today's inputs, not a discounted cash flow. Society dues and property tax rise; rents rise in steps at renewal, not smoothly.
Nothing is stored. The calculation runs entirely in your browser. Nothing is sent anywhere unless you press the button to message the scenario to me, which composes a WhatsApp message you can read and edit before sending.
Context
Gross figures, September 2026. Run each through the calculator above and watch what happens to the ranking.
The best in the eight-market set, and it widened because rents rose about 17% rather than because price fell.
A working yield against real salaried tech tenancy, on rising rather than falling capital values.
The lowest in the set. Net of costs there is effectively no income here — which is the whole risk of an appreciation bet.
All eight markets with the full method: the EB Market Lens →
Send me the project, the carpet area and the quoted rent, and I will tell you what the achievable rent actually is in that pocket — which is usually where the projection breaks.