The difference between the two is the entire operating reality of owning a building.
This calculator runs entirely in your browser. No figure you enter is transmitted, stored or logged — the page makes no network request while you use it. The model is a simplified illustration of standard arithmetic and is not investment, tax, legal or lending advice, and not an offer. Real outcomes depend on contract terms, fees, taxes and your own circumstances.
Gross yield measures the asset. Net yield measures the investment.
Annual rent divided by purchase price. It ignores every cost of ownership, which is why listings quote it.
Rent after assumed vacancy, less operating costs, divided by the total actually invested including acquisition costs.
Financing, income tax, capital expenditure cycles and any change in capital value. A building consumes capital on a schedule; budget for it separately.
The judgement that matters is what you do with the answer.
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