Rental yield calculator
Enter a price and a rent, and see the gross yield, the net yield after real costs, and what actually lands in your account each month.
Running costs, as a share of rent (editable, not published rates)
- Gross yield
- Net yield
- Monthly cash flow
Enter a monthly rent to see cash flow. Add a property price to see yield too.
Gross yield ignores running costs entirely; net yield takes them off. Neither figure is Ugandan-law-set. These are editable planning defaults, not published rates.
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Why gross yield is the wrong number to buy on
Gross yield is annual rent divided by price, and it is the figure most listings lead with because it is the biggest one available. It assumes the property never stands empty, never needs a repair and manages itself. None of that is true of an actual rental in Kampala, so gross yield tells you what the property earns in a world that does not exist.
Net yield takes management, maintenance, a CAPEX reserve and a vacancy allowance off first. On this calculator's defaults (8% management, 5% maintenance, 5% CAPEX, 4% vacancy, 22% of rent in total), a 9% headline can settle closer to 7%. That gap is real money, and it is the whole reason this tool exists rather than a plain rent-over-price calculation.
Cash flow is a third, separate question
Yield measures the return on the property itself. Cash flow measures what actually reaches your account once a loan payment comes off too, and it is the number that decides whether you can hold the property month to month. A property can carry a respectable net yield and still run cash-flow negative while the loan is being paid down, and the calculator shows both because they answer different questions.
Where these percentages come from
Nobody in Uganda publishes an official management fee, maintenance allowance or vacancy rate. None of them are statutory figures the way the rental income tax rate is. The defaults here are a sensible planning starting point, not a researched market average, and every one of them is editable so the numbers can match a specific property rather than a generic one.
Common questions
What is a good rental yield in Uganda?
Market reporting on middle-income Kampala apartments has put gross yields around 5.9% to 7.4%, with prime central areas somewhat lower, closer to 6%. That is a market estimate from real-estate research, not an official statistic, and it is gross. Net yield after real running costs sits below it, which is the gap this calculator is built to show rather than hide.
Is my rental property profitable?
Gross yield alone cannot answer that: it assumes the property runs itself. Net yield, after management, maintenance, a CAPEX reserve and vacancy, and monthly cash flow after any loan payment are the two figures that actually say whether the property pays for itself.
What running costs should I use for a rental in Uganda?
There is no published standard. This calculator opens with 8% management, 5% maintenance, 5% CAPEX and 4% vacancy of annual rent, editable planning defaults rather than rates any authority sets, and every one of them can be changed to match a specific property.
What is the difference between gross yield and net yield?
Gross yield is annual rent divided by the price, with nothing taken off. Net yield subtracts management, maintenance, CAPEX and vacancy first. A property with a strong headline gross yield can have an unremarkable net yield once the real costs of running it are counted.
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