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Property return, reconciled

Follow the money from purchase to exit.

Use actual amounts or one explicit scenario to join entry costs, rental cash flow and sale proceeds. Nothing here guesses a city yield, appreciation rate, tax rate or mortgage balance.

EntryPrice, buying costs, improvements
HoldingRent, vacancy, operations, finance costs
ExitSale price, sale costs, tax actually entered
No forecastNo market, currency or appreciation preset

Build one property scenario

Keep every amount in the same currency. For an owned property, use amounts actually paid or received; for a scenario, replace them with your own documented assumptions.

Entry

Renovation or capital work added to the property basis.

Holding period

Total before vacancy and operating expenses—not monthly rent.
Repairs, insurance, rates, service and management—not improvements.
Do not enter loan principal or repayments that include principal.

Exit

Enter an amount, not a rate. Confirm local treatment separately.

Total profit or loss—After entered entry, holding and exit costs
Total property ROI—
Simple average annual ROI—Total ROI ÷ years; not CAGR or IRR
Capital price change—Sale price − purchase price, before costs
Net operating cash flow—Gross rent − vacancy − operating expenses
Net sale proceeds—Sale price − selling costs − entered tax
Property basis—Price + buying costs + improvements
Average gross rental yield—Annual gross rent ÷ purchase price
Average net rental yield—Annual net operating cash flow ÷ basis
Total inflows / outflows— / —Audit view, not a return metric

Return definition: total profit = net sale proceeds + net operating cash flow − property basis − financing costs. Total ROI divides that profit by property basis. This property-basis ROI is not cash-on-cash return or an unlevered return.

Three metrics, three questions

Net cash flow asks whether rent covered vacancy and operations. Rental yield annualises that income view. Total ROI adds the exit and every entered cost. Do not use them as interchangeable labels.

total ROI = total profit ÷ property basis

What stays outside

Use the specialist next

Rental Yield CalculatorInspect ongoing annual income and operating costs.Investment Return CalculatorBuild a separate compound-growth scenario.Mortgage CalculatorModel loan payments and amortisation separately.

Questions before relying on the result

Is simple average annual ROI an annualised compound return?

No. It divides total ROI by years held. It is shown as a transparent comparison aid because this form does not collect the dates needed for IRR and does not assume when each rent payment arrived.

Why are loan repayments excluded?

Principal repayment builds equity and is not itself an investment expense. This version accepts only interest and lender fees, and uses property basis as an unlevered denominator. Use the mortgage calculator for the loan schedule.

Does the tax field calculate capital gains tax?

No. It accepts an amount you already know or explicitly assume. Local basis rules, exemptions, indexation and filing obligations require a country-specific tax check.

Where are my amounts sent?

Nowhere. The page calculates and exports locally and does not save inputs in browser storage or send them to AI.