Rent minus the mortgage isn't your real return. Free rental yield calculator for Germany: gross and net yield and cash return on a buy-to-let, after buying costs, letting fees, upkeep and mortgage interest.
Costs on top of the price
€22,600
Any buyer · Bavaria 3.5% ·
What do you want to work out?
What a home could earn if you let it out, after running costs and the mortgage.
Monthly cash flow after costs and mortgage
Gross yield
3.5%Net yield
2.8%Yearly return on your cash
-5.7%Rent a year
€14,040Running costs a year
€2,808Cash you put in
€122,600Cash you put in is the deposit plus buying costs (€22,600). Before income tax. We start with a rough rent, based on a typical 3.5% gross yield. Change it to the real rent for the area.
An illustration, not investment advice. Rents, costs, rates and tax vary; check with a letting agent and a tax adviser.
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Questions
Any buyer in Bavaria 3.5%: property transfer tax is about €14,000. All buying costs together come to about €22,600, or 5.7% of the price. Change the price or buyer type above to see your own figure.
No. Foreign buyers pay the same purchase taxes as local buyers in Germany. Some rules on who can buy, or which rate applies, can still depend on where you live.
No limits on foreign buyers, and the same transfer tax.
A notary (Notar) to draw up and sign the contract. A German bank account is usually expected.
We last updated the figures on 14 Oct 2026 and checked them against official sources on 14 Oct 2026. We check every country every week, and show a warning if a check is overdue.
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