Rental yield calculator for Spain

The yield that property portals quote is usually gross: annual rent divided by price. This calculator also gives the net figure, after fixed costs, the time the home stands empty and non-resident income tax, which differs a lot depending on whether you live in the EU or outside it. Enter the price, the monthly rent, IBI, community fees, insurance, other yearly costs and the share of the year you expect the home to be empty.

Your details

Price Purchase price in euros.

Rent Monthly rent in euros.

IBI per year Yearly IBI bill in euros.

Community fees per year Community fees per year, in euros.

Insurance per year Home insurance per year, in euros.

Expenses Other yearly costs in euros: repairs, management, utilities.

Time empty Share of the year the home will be empty, in %.

EU or EEA resident Yes No Yes if you live in the EU or EEA; no otherwise.

Municipality or province Municipality or province of the home.

How we calculate

Gross yield: monthly rent times twelve, divided by the price.
Net yield: annual rent times the share of the year let, minus IBI, community fees, insurance, other costs and IRNR, divided by the price.
IRNR: if you live in the EU or EEA, 19% on the rent minus expenses; otherwise 24% on the gross rent. This is an approximation: it adds no imputed income for the days without a tenant and does not split expenses by the days let, so the real IRNR can be higher; to work it out, use the IRNR calculator.
Denominator: the price you enter. To measure the yield on everything you invest, add the purchase taxes and costs, which you get from the purchase costs calculator.

For time empty, count the months between tenants and, for seasonal lets, the weeks without bookings. If you let furnished or by the season, utilities, cleaning and platform commission usually weigh more: add them under other costs. With a mortgage, the yield on your own money will differ from the yield on the price that we calculate.

We do not include mortgage interest, capital growth or the cost of managing the let, unless you add it under other costs. This is a sum with your own figures, not a forecast: rents, occupancy and taxes change, and none of it guarantees a return. Letting to tourists also needs a regional registration; see our holiday letting guide.

Example

A home bought for €200,000 and let for €900 a month gives a gross yield of 5.4%. With IBI of €450, community fees of €960 and insurance of €240 a year, and the home empty for 10% of the year:

EU-resident owner: IRNR €1,533; net yield 3.27%.
Non-EU owner: IRNR €2,333; net yield 2.87%.

The whole difference comes from the tax: the same flat earns less for an owner who cannot deduct expenses. Rates checked on 17/10/2026.