Rental Yield Calculator Singapore
Work out the gross and net rental yield on a condo, HDB flat or landed home, after vacancy, property tax, maintenance and buying costs including Buyer’s Stamp Duty.
The price you pay for the property.
The rent you charge when the property is let.
Months a year with no tenant, between 0 and 12. Use 0 for a full year of rent.
Yearly property tax at the rate for a rented-out home. Use the property tax calculator if unsure.
Management or maintenance fees and conservancy charges you pay each month.
Insurance, repairs, agent fees for finding tenants and anything else you pay each year.
One-off costs on top of the price, such as legal fees, ABSD and furnishing.
Your rental yield
- Rent collected per year
- $38,500.00
- Running costs per year
- −$7,200.00
- Net rental income per year
- $31,300.00
- Buyer’s Stamp Duty
- $24,600.00
- Total cost to acquire
- $1,024,600.00
Gross yield is full-occupancy rent over the price. Net yield is rent collected less running costs, over the total cost to acquire. Loan interest and tax on the rent are not deducted.
In-depth guide
Rental yield in Singapore: gross vs net, and what to count
How gross and net rental yield are worked out, which costs belong in the net figure, how Buyer's Stamp Duty changes the cost base, and what yield leaves out.
Key figures at a glance
- Gross yield
- Annual rent ÷ purchase price
- Full-occupancy rent, the figure agents usually quote.
- Net yield
- (Rent collected − running costs) ÷ total cost to acquire
- Total cost includes stamp duty and other upfront costs.
- Buyer's Stamp Duty added
- 1% to 6% progressive (residential)
- Residential table from 15 Feb 2023. ABSD is not added automatically.
- Source: IRAS
- Not deducted
- Loan interest and income tax on rent
- Yield is shown before financing and before tax.
Gross yield and net yield
Gross yield is a full year of rent divided by the purchase price. It is simple and comparable, but it ignores vacancy, running costs and stamp duty.
Net yield starts from the rent you actually collect, subtracts the costs of owning the property, and divides by what it cost you to acquire, not just the price:
| Step | Item |
|---|---|
| Rent collected | Monthly rent × (12 − vacant months) |
| Less running costs | Property tax + maintenance and fees × 12 + other yearly costs |
| = Net rental income | |
| Total cost to acquire | Price + Buyer's Stamp Duty + other upfront costs |
| Net yield | Net rental income ÷ total cost to acquire |
Costs to count
- Property tax. A let-out home is taxed at the rate for non-owner-occupied residential property. Use the property tax calculator.
- Maintenance and fees. Management, sinking fund and conservancy charges you pay.
- Vacancy. Gaps between tenants. One month a year is 8.3% of the rent.
- Other. Insurance, repairs and agent fees for finding tenants.
Why stamp duty matters
Buyer's Stamp Duty is part of what you pay to own the property, so the net yield divides by price plus BSD. On a $1,000,000 home BSD is $24,600. If you pay ABSD, add it under other upfront costs; the ABSD calculator shows the amount.
Worked examples
| Case | Gross | Net |
|---|---|---|
| $1,000,000, $3,500 rent, 1 vacant month, $7,200 yearly costs, BSD included | 4.2% | 3.05% |
| $500,000, $2,000 rent, no vacancy or costs, $20,000 upfront, no BSD | 4.8% | 4.62% |
What yield leaves out
- Loan interest. Use the mortgage tools to see cash flow after financing.
- Income tax on rent. Rental income is taxable; see the income tax calculator.
- Change in value. A property can gain or lose value. Yield is only the income part of the return.
Common mistakes
- Comparing gross to net. Compare like with like.
- Ignoring vacancy. A year with no gap is rare.
- Leaving out stamp duty. It can be a large part of the cost base.
- Using asking rent. Check what similar homes actually let for.
Frequently asked questions
What is the difference between gross and net rental yield?
Gross yield uses full rent over the price. Net yield uses rent collected less running costs, over the total cost to acquire including stamp duty.
Does the calculator include Buyer’s Stamp Duty?
Yes, if the box is ticked, using the residential BSD table. ABSD is not added automatically.
Is mortgage interest deducted?
No. The yield is before financing, so you can compare properties regardless of the loan.
How do I allow for months without a tenant?
Enter the vacant months per year. Rent collected is reduced accordingly in the net yield.
What is the payback period?
The total cost to acquire divided by the net rental income per year. It ignores any change in the property’s value.
Is this financial advice?
No. These are estimates from the figures you enter.
Sources
- IRAS — Buyer's Stamp Duty (BSD) — Residential BSD bands used for the acquisition cost.
This guide explains published rules in plain language. It is not financial, legal or official advice — rules change, so confirm with the agency linked above before you commit.