"This flat yields 6%" sounds good, but gross or net? The difference can be several points and completely changes whether an investment is good or mediocre. Learn to calculate it properly to avoid surprises.
Gross yield
It is the quick calculation and the one shown in listings:
E.g.: rent €1,200/month = €14,400/year. Price €300,000. Gross = 14,400 / 300,000 = 4.8%.
It is useful for a bird's-eye comparison, but it ignores all costs. Never decide based only on gross.
Net yield (the one that matters)
Deduct the actual costs and add the purchase costs to the investment:
It is the figure that truly measures what stays in your pocket.
What costs to deduct
- IBI property tax and waste fee.
- Community (HOA) fees.
- Home and rent default insurance.
- Maintenance and repairs (estimate an annual %).
- Vacancy periods.
- Management (if you delegate to an agency).
- Income tax on the return (with the deduction for the tenant's primary residence if applicable).
- And add to the investment ITP, notary, registry and, if any, the renovation.
Example with numbers
Annual rent: €14,400. Annual costs (IBI, community, insurance, maintenance, vacancy) ≈ €3,600. Purchase costs (ITP + notary + registry) ≈ €32,000.
Net = (14,400 − 3,600) ÷ (300,000 + 32,000) = 10,800 / 332,000 = ≈ 3.25%. The gross was 4.8%: a point and a half of difference!
Average yield by district
As a reference (indicative gross yield, Listing Q1 2026 data): the most expensive districts like Sarrià-Sant Gervasi (≈3.75%) and Eixample (≈4.25%) yield less; the more accessible ones like Nou Barris (≈6.5%), Sant Andreu (≈6.2%) and Sants-Montjuïc (≈6%) yield more. The classic rule: the lower the entry price, the higher the rental yield.
Calculate a flat's net yield, free
With the address, the analyzer estimates the area rent and gives you a calculator with gross yield, net yield and cash flow, adjusting costs, down payment and interest. No sign-up.
Calculate yield →Frequently asked questions
What yield is good in Barcelona?
It depends on the district and profile. Average gross ranges from ~3.75% (prime areas) to ~6.5% (accessible areas). What matters is the net, which deducts costs.
What is the difference between gross and net?
Gross only divides rent by price. Net deducts costs (IBI, community, insurance, maintenance, vacancy, income tax) and adds purchase costs to the investment. Net is the real one.
Is a cheaper area better for investing?
It usually gives higher gross yield, but also weigh demand, vacancy and appreciation. Sometimes a slightly more expensive area with solid demand is a better overall investment.
Editorial notice. Orientation guide (2026). Yields are area estimates, not guarantees; not investment advice. Listing Barcelona is an editorial and independent platform.