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Rental Yield Calculator Singapore 2026

Quick answer: This calculator runs both gross and net rental yield on a Singapore property. Gross yield is annual rent divided by price. Net yield deducts mortgage, MCST, property tax, insurance, vacancy and income tax, then shows monthly cashflow and years to break even on your cash outlay.

Gross yield is what agents quote in marketing brochures. Net yield, rent minus mortgage, MCST, property tax, insurance, vacancy, and income tax, is what actually lands in your bank account. This calculator runs both, then surfaces monthly cashflow and years-to-breakeven on your cash outlay so you can compare deals apples-to-apples. If you're evaluating a rental property, these are the only numbers that matter.

Property & rent

Financing

Holding costs (annual, SGD)

Is this deal worth it? Book a 30-min investor walkthrough Read the yield article

How to read this result

  • Net yield above 3% is the SG investor benchmark, below that, you're betting on capital appreciation, not cashflow.
  • Monthly cashflow is what hits your bank; if it's negative, you're topping up every month, size the gap against your reserves.
  • Years-to-breakeven ignores capital appreciation and SSD, useful as a floor, not a full ROI picture.

Notes: Uses straight-line first-year estimates. Property tax shown is at non-owner-occupied rates (IRAS progressive 12--36% of AV), use the actual AV for precision. Rental income tax deducts mortgage interest, MCST, property tax, insurance, and repairs. SSD and capital appreciation not modelled, this is cashflow yield only. Cash-on-cash excludes stamp duty at exit.

Figures are estimates for planning purposes. Verify with your banker and solicitor before committing.

Frequently asked questions

What is the difference between gross and net rental yield?

Gross yield is annual rent divided by purchase price, the number agents quote in brochures. Net yield deducts the real costs of holding the property: mortgage, MCST, property tax, insurance, a vacancy allowance and income tax on the rent. Net yield is what actually lands in your bank account.

What is a good rental yield in Singapore?

Singapore residential gross yields are typically around 3 to 4 percent. On a net basis, many investors treat 3 percent as a working benchmark. Below that you are usually betting on capital appreciation rather than cashflow. The tool flags where your number sits, but no yield is guaranteed.

Why does this calculator ask for a vacancy assumption?

Rent does not arrive 12 months a year every year. Tenants move out and units sit empty between leases. Applying a vacancy haircut, even one month a year, gives you a more honest net yield. The figure that survives a realistic vacancy period is the one worth planning around.

Does the tool account for income tax on my rental income?

Yes. It estimates taxable rental income after deducting mortgage interest, MCST, property tax and insurance, then applies your marginal income tax rate. IRAS lets you offset allowable expenses against rent, so your taxable rental is lower than the gross rent you collect. Confirm your actual deductions with your tax agent.

What does years to break even mean here?

It is how long the annual net cashflow takes to recover your upfront cash outlay, roughly the downpayment plus buyer stamp duty. It ignores capital appreciation and seller stamp duty, so treat it as a cashflow floor, not a full return picture. For a full read on a specific deal, speak with Winfred Quek.