Rental Yield Calculator Australia 2026 - Gross and Net Yield
Australia's rental yields vary sharply by city and dwelling type. Sydney houses still sit at the low end of the spectrum, while Perth and Adelaide are materially stronger on income. This calculator estimates both gross yield and net yield, so investors can see how much rent is left after property management, council rates, landlord insurance, strata levies and vacancy. That gross-to-net gap is where weak investment analysis usually falls apart.
Rental Yield Calculator - Australia 2026
Gross & net yield • weekly rent format • city benchmarks
$2,817/mo • $33,800/yr
Annual Ownership Costs
= $3,042/yr
= $650 lost rent
Gross Yield
4.51%
Net Yield
3.56%
ModerateIncome & Cost Breakdown
How Does Your Property Compare?
Benchmark data from Cotality/CoreLogic HVI (June 2025 house/unit split; March 2026 all-dwellings). Yields are directional benchmarks, not live quotes. Net yield excludes mortgage interest and depreciation.
How Australian Rental Yields Are Calculated
Annualise the rent. Australia quotes residential rent weekly, not monthly, so $650 per week becomes $33,800 per year.
Calculate gross yield. Gross yield = annual rent ÷ purchase price × 100. On a $750,000 purchase price, $33,800 of annual rent produces a gross yield of 4.51%.
Add the real ownership costs. In Australia, that usually means the property manager, council rates, landlord insurance, repairs and maintenance, and, for units or townhouses, body corporate or strata levies. The ATO lists agent fees, council rates, insurance and body corporate charges among common rental property expenses.
Model vacancy in weeks, not as zero. Even in a tight market, vacancy should be budgeted for. Cotality's March 2026 data still had every capital city below 2% vacancy, which is tight, but not zero.
Calculate net yield. Using the same $650 per week example, assume 9% management ($3,042), council rates of $1,800, landlord insurance of $600, strata levies of $3,000 and one week of vacancy ($650). Total annual costs are $9,092. Net rent falls to $24,708, which means net yield is 3.29%, not 4.51%.
Benchmark Rental Yields by City
The latest verified Cotality/CoreLogic city split with separate house and unit yields is June 2025. More recent HVI data through March 2026 only publishes all-dwelling yields, which came in at 3.1% in Sydney, 3.7% in Melbourne, 3.3% in Brisbane, 3.4% in Adelaide and 3.7% in Perth. So the table below is best used as a directional benchmark, not a live quote.
| City | Houses Gross | Units Gross |
|---|---|---|
| Perth | 4.1% | 5.6% |
| Adelaide | 3.5% | 4.6% |
| Brisbane | 3.5% | 4.5% |
| Melbourne | 3.2% | 4.9% |
| Sydney | 2.7% | 4.2% |
Source: Cotality/CoreLogic quarterly rental review (June 2025 house/unit split). Units usually yield more because rent per dollar of value is higher, but apartments can carry meaningful strata levies and occasional special levies.
Property Management - The Biggest Net Yield Reducer
For many investors, property management is the largest predictable annual drag on yield before maintenance even starts. A 9% management fee on $650 per week is $3,042 a year. Over 10 years, that is $30,420 in fees alone, before any letting fee, advertising, lease renewal cost or tribunal expense.
That is why gross yield can flatter a deal. A property screening at 4.5% gross can slip into the low-3% net range once management, council rates, insurance, strata and vacancy are properly counted. In Australian property, the difference between “looks fine on a portal” and “actually works as an investment” is usually in the cost stack, not the headline rent.
Frequently Asked Questions
For metro Australia, 4% gross is generally a solid benchmark because net yield can drop more than 1 percentage point once management, rates, insurance, strata and vacancy are included. Sydney houses often sit below 3%, while Perth and stronger Adelaide stock can clear 4% to 5%+ gross. A good yield is one that still works after costs, not one that only looks attractive at listing level.
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PropertyWiki Team
Editorial Team
Published: April 6, 2026
Updated: April 6, 2026
The PropertyWiki editorial team brings together real estate experts, legal advisors, and market analysts to provide comprehensive property guidance across Australia and internationally.