Market Insights and Yield Calculator
We calculate returns as we would for ourselves: including taxes, expenses, and vacancy. All assumptions are visible and adjustable.
Calculate your return
See how much the property will earn each year after expenses and taxes, and how long it will take to recoup your investment.
1Property
2Rental
Occupancy - how much of the time the property is rented. Market yield estimates are for long-term rentals, so the default is 92% (11 months out of 12). For short-term rentals, set your own occupancy.
3Expenses and taxes Pre-filled for the selected country - you can change these amounts
Net income per year
Enter the monthly rent to see your annual income and payback period.
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| Annual rent after occupancy | - |
| Management | - |
| Rental income tax | - |
| Maintenance | - |
| Your net income | - |
How we calculated it
Gross yield = monthly rent × 12 × occupancy / price. Net yield = (gross income - management - rental tax - annual ownership costs) / (price + purchase costs). Payback period = (price + purchase costs) / annual net income. Tax and fee rates are based on each country; sources and dates are shown next to the fields.
Total purchase cost by country
This is an estimate based on rates as of the date checked. We’ll confirm the exact amount for the specific transaction. Excludes legal services, money transfers, and furniture.
Brief analyses
Cyprus · Taxes · 4 minCyprus: 19% VAT and Its Impact on Rental Yields
An investor buying an apartment from a developer to rent out will almost always pay 19% VAT, not 5%. That immediately cuts the yield: 5.4% of the pre-tax price becomes roughly 4.5% of the actual investment.
Cyprus · Buying · 4 minCyprus: How Much Does a Purchase Cost Beyond the Price?
As of 1 January 2026, stamp duty no longer applies in Cyprus. The main additional cost when buying from a developer is VAT at 19% or 5%; no transfer fee is payable when VAT applies.
Bali · Returns · 4 minBali: Why Advertised Yields Don't Match Independent Estimates
Global Property Guide's independent estimate puts gross yields for villas in Bali at 2.93-5.47%, averaging 4.24%. Double-digit figures in advertisements are almost always based on a nightly-rental scenario before expenses, and do not account for the long-term lease losing value over time.
Bali · Legal · 5 minBali: Long-Term Leases, Land Rights for Foreigners, and PT PMA
Foreigners in Bali cannot own land on a full ownership basis. There are three legal options: a long-term lease, Hak Pakai, or a PT PMA company. Since February 2026, using an Indonesian nominee to hold land has been expressly prohibited at the provincial level.
Greece · Taxes · 4 minGreece: 15% tax for non-EU buyers - what we know as of November 2026
A bill proposing a 15% tax was submitted to Parliament in early November 2026, but has not yet been passed. If adopted in its current form, the property transfer tax for tax residents of countries outside the EU and EEA will rise from 3% to 15% (from 3.09% to 15.45% including the municipal surcharge) for final contracts signed from 1 July 2027.
Greece · Residence permits · 4 minGreece: Golden Visa - thresholds by area and what has changed
Since 1 September 2024, the minimum investment for a Golden Visa through real estate is €800 000 in Attica, Thessaloniki, Mykonos, Santorini and the major islands, and €400 000 elsewhere. The investment must be in a single property of at least 120 m², and short-term rentals are prohibited.
How we source our data
- Project prices and descriptions are based on official data and include the date they were last checked. We verify the price and availability before booking, for the day of the transaction.
- Prices older than 30 days are hidden automatically and replaced with “on request.”
- Market indicators come from public reports and official sources (banks, statistical agencies, tax authorities); every figure includes a source and date.
- Currency conversions use the ECB rate on 4 Nov 2026: 1 EUR = 1.1267 USD. This is an indication, not the contract price.
- We don't present developers' advertised yield claims as facts.
- If we can't find a source, we don't show the figure.
Not sure which country to start with?
That’s okay. Start with your goals and budget - we’ll compare the markets for you.
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