Calculate the gross and net rental yield on any Australian investment property. Include all your expenses to see your true return.
Gross Yield
Before expenses
Net Yield
After expenses
What's a good rental yield in Australia?
A gross yield of 4–6% is generally considered good for Australian residential property. Net yields are typically 1–2% lower after expenses. Inner-city apartments often return 3–4% gross; regional properties and outer suburbs can reach 6–8%. Always consider capital growth alongside yield when evaluating an investment.
Important: This calculator provides estimates only and does not account for land tax, depreciation, loan interest, or income tax implications. Net yield does not equal after-tax cash flow. Consult a property accountant or financial adviser before making investment decisions.
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Common questions
A gross rental yield of 4–6% is generally considered solid in Australia. High-demand capital city markets like Sydney (2–3%) and Melbourne (2.5–3.5%) tend to show lower yields due to high property values. Regional areas and growth corridors like the Gold Coast, Sunshine Coast and parts of Perth and Brisbane can exceed 5–7% gross yield.
Net rental yield = (Annual rent − Annual expenses) ÷ Property value × 100. Expenses include property management fees (typically 7–10% of rent), council rates, body corporate levies, landlord insurance, maintenance allowance and vacancy allowance. Net yield is always lower than gross yield and gives a more accurate picture of actual returns. Our calculator handles all of these deductions automatically.
It depends on your investment strategy. High-yield properties (typically regional or higher-density markets) generate strong cash flow but may offer slower capital growth. High-growth properties (typically inner-city Sydney or Melbourne) often have lower yields but historically strong long-term value appreciation. Most successful investors balance both metrics rather than optimising for just one.
Brisbane's gross rental yields for houses in 2026 average approximately 4.0–4.5%, with units delivering 5.0–5.5% in many suburbs. Outer ring suburbs such as Logan, Ipswich and Moreton Bay can yield above 5% gross on houses due to lower entry prices and strong rental demand. Net yields after management fees, rates and insurance typically run 1.0–1.5 percentage points below the gross figure.
Perth houses are delivering some of the highest rental yields among Australian capital cities in 2026 — gross yields of 4.5–5.5% are common, with some suburbs in the southern and eastern corridors exceeding 6%. Net yields after expenses typically sit around 3.5–4.5% depending on management fees, vacancy and property type.
Adelaide houses are currently yielding approximately 4.0–5.0% gross in 2026, supported by low vacancy rates and relatively affordable entry prices. Inner-city and middle-ring suburbs like Prospect, Mitchell Park and Elizabeth tend to sit at the higher end of this range for units. Net yields after expenses are typically 2.8–3.8% for houses and slightly higher for units with lower body corporate costs.
Brisbane consistently delivers higher gross rental yields than Sydney in 2026. Brisbane houses yield approximately 4.0–4.5% gross compared with Sydney's 2.5–3.0%. The gap is driven by Sydney's significantly higher median property values relative to its rental rates. Brisbane offers a better cash flow position but with a different risk and growth profile.