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.
A buyer's agent specialising in investment properties can identify high-yield opportunities across Australia, including off-market deals you'll never see on property portals.
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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.
