Rental yield Excel template
A spreadsheet to compare up to three flats: gross and net yield, mortgage payment, cash flow, approximate income tax and the return on the cash you put in. We email it to you for free.
What it includes
- Three flats in columns, to compare them on the same basis.
- Gross and net yield, with purchase costs, refurbishment, furniture and yearly costs.
- Mortgage payment and first-year interest, with the repayment loan formula.
- Cash flow before and after approximate income tax (with depreciation and the residential letting reduction).
- Return on the cash you put in and a verdict: does it pay for itself or do you top it up every month?
- A second sheet that explains every formula.
How to use it
- Open it with Excel, Google Sheets, Numbers or LibreOffice.
- Fill in the yellow cells for each flat: price, purchase costs, rent, yearly costs and mortgage.
- The grey cells calculate themselves. Flat 1 comes with the website example (Valencia, €140,000, €1,000 a month) so you can see how it works.
- When a flat interests you, run the full study with the transfer tax of your region and banded income tax.
The template or the calculator
| What it does | Excel template | Website calculator |
|---|---|---|
| Compare several flats at once | Yes, up to three | By saving analyses and with the comparison tool (paid plans) |
| Transfer tax or VAT of your region | You enter it (as a %) | With the 2026 rates |
| Income tax | Approximate, with your marginal rate | Banded, with reductions and depreciation, year by year |
| Empty months and unpaid rent | The share of the year let | Occupancy, unpaid rent and insurance |
| Seasonal and holiday lets | No | Yes, with their costs and income tax |
| IRR, appreciation and sale | No | Yes, with scenarios |
| Works offline | Yes | No |
Next: the full study of your flat
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.
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%
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.
Frequently asked questions
Is the template free?
Yes. Leave us your email and we will send it to you straight away.
Does it work in Google Sheets?
Yes: upload it to Google Drive and open it with Sheets. It also works in Numbers and LibreOffice.
How does it work out income tax?
Approximately: what is left after costs, interest and depreciation, with the residential letting reduction, times your marginal rate. For the banded calculation use the rental income tax calculator.
How is it different from the website calculator?
The calculator uses the real taxes of each region, counts empty months and unpaid rent and works out the IRR and sale scenarios. The template is for quickly comparing several flats.
Reviewed on 10 October 2026