Maximum price calculator for a buy-to-let flat
If you know what it lets for and the return you want, this calculator tells you the most you can pay for the flat, with the purchase costs of your region. The figure at which the numbers work.
How much can you offer?
With the resale transfer tax of your region, notary, land registry, agency and valuation.
| Yearly rent | €10,800 |
| Yearly costs | − €1,500 |
| Maximum price (7.00% gross) | €154,286 |
| Maximum price (7.00% net) | €123,214 |
| Purchase costs (transfer tax, notary…) | €9,643 |
| What you pay in total (no mortgage) | €132,857 |
Look at the net price: the gross one ignores costs. And compare the rent with similar flats in the area.
Indicative estimate. Not financial or tax advice.
Next: the full study of your flat
Find flats that already pay
Draw a circle on the map and we rank the flats for sale in the area by return, with the estimated rent of each one based on the rents around it.
What a full study looks like
The analysis of a flat from start to finish: detailed taxes, a 10-year projection, sale scenarios, sensitivity and the IRR. With these figures:
- IRR over 10 years
- 11.5%
- Monthly cash flow
- €169
- Net yield
- 5.3%
The full calculator
Your flat with everything: the transfer tax of your region, the mortgage, costs, empty months and income tax. Free and without signing up: the verdict, cash flow and return.
How the maximum price is calculated
It is the return formula in reverse. Gross: maximum price = yearly rent ÷ the return you want.
Net: the price at which (yearly rent − yearly costs) ÷ (price + purchase costs) gives your return. As purchase costs depend on the price (transfer tax is a percentage), the calculator finds it by trial and error.
Why the net figure gives a lower price
Because it counts what you pay on top of the flat (transfer tax, notary, registry) and the costs of every year. If you negotiate with the gross figure, you will end up overpaying.
What return to ask for
It depends on the city and the risk. With official data, the gross yield of the provincial capitals ranges from 3% to 6%; in areas with more rental demand than buying demand there are flats at 6–7% gross or more. See the cities.
Check the rent
Everything depends on what it really lets for: use the rents of similar flats in the area, not the most expensive listing. On the yield map, the rent of each flat is estimated from the rents around it.
Then, the full numbers
With the maximum price you know at what price the numbers work. Before signing, run the full study (mortgage, income tax, empty months and IRR) in the calculator.
Reviewed on 10 October 2026
Frequently asked questions
What is the most I should pay for a buy-to-let flat?
The price at which the net yield (after purchase and yearly costs) reaches the one you want. The calculator finds it with the transfer tax of your region.
What return should you ask of a flat?
A net yield that makes up for the risk compared with what the money would earn risk-free. As a guide, many investors look for 6–7% gross or more; in the provincial capitals the median gross yield is about 4%.
How is the return calculated from the price?
Gross = yearly rent ÷ price. Net = (yearly rent − yearly costs) ÷ (price + purchase costs).
Where can I find flats that already give that return?
On the yield map: you draw a circle and it ranks the flats for sale by return, with the estimated rent of each one.
Indicative estimate. Not financial or tax advice.