Rental yield calculator
Gross yield is the number agencies quote. This one shows what is left after the 10% rental income tax, management and maintenance.
Net yield
—
Gross — · payback —
| Gross annual rent | — |
| Rental income tax — 10% | — |
| Management | — |
| Maintenance & insurance | — |
| Net income | — |
Read the net number, not the gross one
Agencies quote gross yield and stop there. Three things eat the difference here: a flat 10% tax on gross rent whether you live on the island or not, management fees on a property you cannot check yourself, and site maintenance — which on a resort scheme with pools and a beach club is materially higher than on a plain block.
And none of it touches the entry cost: the 18–19% of purchase costs is capital you will not see again for years.
Median prices by area, for reference
| Area | Median price | £/m² |
|---|---|---|
| İskele / Long Beach | £242,900 | £2,660 |
| Tatlısu | £184,950 | £3,683 |
| Esentepe | £264,900 | £3,370 |
| Çatalköy | £881,500 | £2,159 |
| Edremit | £2,050,000 | £8,413 |
| Famagusta | £215,000 | £2,000 |
Common questions
What rental yield is realistic in North Cyprus?
Gross yields commonly quoted run 5–7% around Kyrenia and 7–10% in İskele. Net, after the 10% rental income tax, management and site maintenance, expect meaningfully less — typically 4–6%.
Is rental income taxed?
Yes — a flat 10% of gross rent, payable locally regardless of where you live.
Does the yield account for buying costs?
No. Yield is calculated on the purchase price. The 18–19% of purchase costs is separate and extends the real payback period.
Want this checked against a real unit?
Send the project and unit type — we will run the numbers on the actual price list and the developer's payment plan.