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The maximum price to offer for a target yield

To know how much to offer, start from the rent. The maximum price is the highest purchase price that still gives the yield you want. Above it, the property brings in less than planned.

For a gross yield, divide a year of rent by the target yield. For a net yield, first take off the empty months, the costs and the property tax, then add the region's registration duty and notary fees to the price.

Where is the property?
€ per month

The rent you expect to get. Compare with similar properties for rent in the municipality.

Which yield are you aiming for?

Net takes off the empty months, the costs and the property tax, and adds the buying costs to the price. It is what the property really brings in, before tax on the rent and before the loan.

% net
€ per year

What you pay without being able to pass it on to the tenant: your share of the building's service charges, insurance, upkeep, management.

€ per year

The amount is on the seller's property tax bill. Don't have it? Our calculator estimates it from the cadastral income. Calculate the property tax

%

One empty month a year is about 8 %. Enter 0 to leave it out.

The price not to exceed

Enter a rent and a target yield to see the price.

Do you have a listing in mind?

Copy its price, floor area and municipality: you will see whether the asking price is within local sales, and how far it is from this maximum.

Analyse a listing

This calculation helps you decide. It does not replace advice from a notary or a tax adviser.

How the maximum price is calculated

The gross yield is a year of rent divided by the price. The calculation works the other way round: it divides a year of rent by the yield you want. With €900 a month and a 5 % gross target, the maximum price is €10,800 divided by 0.05, which is €216,000.

Why aim for a net yield

The gross figure makes the property look better than it is. It ignores the months without a tenant, the costs you pay alone, the property tax and above all the buying costs, which come on top of the price. For a net yield, the calculation looks for the price at which what is left each year, divided by the price and the costs, still gives your yield. Registration duty depends on the price, so the calculation works it out again at each try until it finds the right price.

What the calculation leaves out

Tax on the rent, loan interest, the works to plan and any rise or fall in the property's value are not counted. They depend on your situation. Work out the cost of any works separately and take it off the maximum price.

Where the rates come from

Rates checked on 1 October 2026.

Frequently asked questions

The price that still gives the yield you aim for. For a gross yield, divide a year of rent by that yield. For a net yield, take the empty months, the costs and the property tax off the rent, and count the buying costs with the price.
The reduced rate of 3 % in Wallonia, the 2 % rate in Flanders and the Brussels allowance are only for people who buy their only home to live in it. A property bought to let pays the standard rate: 12.5 % in Wallonia and Brussels, 12 % in Flanders.
Yes, for the net yield. The owner pays the property tax every year. The amount is on the property tax bill, which the seller can show you.
For a net yield, yes: the calculation adds registration duty, the notary's fee on the legal scale with VAT, and the file costs to the price. For a gross yield, no: gross only looks at the price.
It is an upper limit, not an offer. Offering less leaves you room to negotiate and for surprises. Also compare the asking price with local sales before you decide.

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