Yield calculator
Calculates not the gross figure from the listing, but what you will actually keep after tax, management and maintenance.
Listings almost always quote gross yield: annual rent, divided by the price. It’s an attractive number that doesn’t exist in practice. The real the result you get after deducting income tax from it non-resident, the management company’s fee, property maintenance, property tax property and vacancies between guests.
The difference is usually between a third and a half. Below is a breakdown showing every line. Rates are set to the market of the specific city, and any can be adjusted to your situation.
Your criteria
Rates are pre-filled based on the city market. Any figure can be adjusted.
Check rates manually
What the outcome will be
More important than yield. Coastal property is held through a bank trust — fideicomiso — with maintenance fees of around $500–700 per year, already factored in.
What people most often forget to factor in
Non-resident income tax
The most expensive overlooked line. Mexico withholds 25% of gross rentals from landlords without an RFC — a local tax number. Spain charges 24% on the gross amount for a non-EU resident, with expenses nothing can be deducted at all. The US withholds 30 percent, Canada — 25. Registering an RFC and a tax representative in Mexico reduces the rate by approximately twofold, and it’s the first thing worth doing after purchase.
Property management company commission
For short-term rentals this is 15–25 percent of income; for long-term rentals — 5–10 percent. The company handles check-ins, cleaning, linen, communication with guests and minor repairs. Calculating yield without this line is only valid if you live in the same city and are ready to manage the property yourself.
Occupancy, not season
A resort property does not rent out 365 days a year. A realistic benchmark is 55–70% per year, and it varies significantly by building. In Batumi or on the Greek on the islands, seasonality is pronounced: almost all income comes in over four months. In Cancún and Dubai, the high season is longer and the slow periods are milder.
Right to rent short-term
In Thailand, rentals of fewer than 30 days require a hotel licence. Barcelona is not issuing new short-term rental licences and is winding down existing. Many condominiums prohibit short-term rentals under their home. This needs to be checked before the deposit: a property with an attractive projected yield may turn out to be a property that cannot be rented the way you had planned.
Entry and exit costs
The calculator shows annual income, but a transaction also involves one-time costs. In Mexico this is the ISAI acquisition tax of around 2–3%, notary fees, setting up a fideicomiso trust and obtaining the Foreign Ministry permit — typically 5–8 in total percent of the price. A capital gains tax arises upon sale. We show the full cost breakdown before you pay the deposit.
Frequently asked questions
What yield is considered normal for overseas property?
Gross yield of 7–12% and net yield of 5–8% is a working benchmark for resort markets like Cancún, Phuket or Bali. In Europe the figures are lower: gross 4–6%, net 2–4%. If someone promises you 15% net, ask exactly what they deducted from that figure.
Why is net yield so much lower than gross?
From gross rental income, deduct the management company fee (15–25% for short-term rentals), non-resident income tax, building maintenance, property tax, insurance, and vacancy periods. Together these typically consume between a third and half of the income.
What tax does a non-resident pay on rental income?
Mexico withholds 25% of gross rental income from non-residents without an RFC; the US withholds 30%, Canada 25%, Spain 24% on gross income with no right to deduct expenses. The UAE has no rental income tax; Georgia charges 5%. This line almost never appears in other people’s calculations.
What occupancy rate should you target for short-term rentals?
A realistic range for a resort property is 55–70% occupancy per year. 85% only happens with strong properties, an experienced management company and a good year. We show the actual occupancy of neighbouring units in the same building, not the city average.
Should I factor in property price appreciation?
You can, but with caution: rental income is real; price appreciation is a promise. Our calculator shows rental return and appreciation separately so you can see exactly what drives the result.
Listings in Cancún — currently in selection
Live listings from our partners. Open a card to see all photos, details, and a transaction cost breakdown.
All properties in Cancún (18) →
Didn’t find what you were looking for? Write to us on WhatsApp — we’ll find the right fit for your goal.
What is most likely holding you back
How do I transfer the money?
This is the first question that stops most deals. We plan the payment route before the deposit is paid and process the payment legally and on time — tailored to your amount and bank.
What if the property has issues?
Before the deposit, we verify ownership title, encumbrances and permits. If a property carries risk, we say so plainly and suggest an alternative.
I don’t know the language or the laws
We handle the entire transaction and explain every document before signing. You know exactly what you’re paying for at every step.
We’ll calculate it for your property
Send us a link to the listing, or tell us your budget and city. We will calculate everything based on the actual rates for this property, we’ll show you real occupancy figures for neighbouring apartments and quote you the full transaction cost — including taxes and registration.
An investment should be evaluated before you buy, not after
Submit a request — we’ll come back with specific options and a straightforward breakdown, and not with a generic presentation.