Investor tool

Rental yield calculator

Enter the apartment price and the rent you expect — the calculator returns gross and net yield, monthly cash flow with a mortgage factored in, cash-on-cash return and the payback period. Every formula and assumption is written out below: you get a transparent calculation you can verify, not a magic number.

Inputs
Letting mode
Costs
Financing

100% — cash purchase, no loan

Result
—
Gross yield
—
Net yield (after ryczałt)
—
Cash flow, zł/month
—
Cash-on-cash return
—
Payback period
—
Loan payment, zł/month
Three scenarios

Conservative: rent −10%, vacancy ×1.5. Optimistic: rent +10%. Net yield and cash flow use the same formulas.

Conservative
—
Net yield (after ryczałt)
—
Cash flow, zł/month
Base
—
Net yield (after ryczałt)
—
Cash flow, zł/month
Optimistic
—
Net yield (after ryczałt)
—
Cash flow, zł/month
This is an estimate — not a guarantee and not financial or tax advice. The output depends entirely on the numbers you enter; the real yield of a specific apartment may differ. Verify the calculation with a tax adviser and your bank before committing.

District data: our asking-price dataset, updated 2026-07-03.

Methodology

How every number is calculated

Gross yield

Annual rental revenue divided by the purchase price: rent × 12 / price. For short-term lets, monthly revenue is modelled as nightly rate × 30.4 nights × occupancy. It is a rough metric for quickly comparing properties against each other — it ignores taxes and running costs, so it always looks better than reality.

Net yield

From revenue we first subtract vacancy (the weeks between tenants when the flat sits empty), then czynsz — the monthly building fee that in Poland is almost always paid by the owner, not the tenant — then the management commission (if you let through an operator), and tax. What remains is the net operating income (NOI); we divide it by the purchase price. This is the figure to compare against a deposit or bonds.

Ryczałt tax

The calculator applies ryczałt od przychodów ewidencjonowanych — the standard regime for private rentals in Poland: 8.5% of revenue up to 100,000 zł per year and 12.5% above that (the rates are set by the registered-income tax act, in force since 2023 and unchanged for 2026). The tax is charged on revenue, not profit: under ryczałt, expenses are not deductible.

Mortgage, cash flow and cash-on-cash

The loan payment is a standard annuity: principal × monthly rate / (1 − (1 + rate)^−months). Monthly cash flow = net operating income / 12 − payment. Cash-on-cash is annual cash flow divided by the money you actually put in (the down payment): with leverage this metric shows the real return on your capital and can be noticeably higher than net yield — or negative.

Payback period

The purchase price divided by net operating income — how many years the property takes to “pay itself back”, ignoring price appreciation and ignoring the loan. Deliberately conservative: we do not forecast property price growth.

Calculator assumptions

→Tax regime is ryczałt (the standard for private letting by an individual); the maths under the tax scale or through a spółka is different.
→Czynsz is not part of the rent and is paid by the owner — that is how most Kraków tenancy agreements work.
→Short-term letting costs run higher in practice: cleaning, consumables, platform fees — budget 20–30% for management.
→Not included: one-off purchase costs (PCC/notary ≈ 2–4%), fit-out and furniture, insurance, downtime when switching mode, property tax.
→District price and rent pre-fills come from our districts data (updated 2026-07-03); they are an asking-price benchmark, not a valuation of a specific flat.
FAQ

Yield questions

What counts as a good rental yield in Kraków?+

Across our data for 20 districts, gross long-term yields in Kraków mostly land in a range of roughly 5–7%: lower in the premium centre (expensive entry), higher in residential districts. “Good” depends on your alternative: compare the net yield against deposits and bonds, adjusted for risk and effort. This is a market benchmark, not a promise about any specific apartment.

Prices and yield estimates for 20 districts →

What does the calculator not include?+

One-off transaction costs (2% PCC tax on the secondary market, notary, our fee), fit-out and furnishing, insurance, property tax, growth or decline of the apartment price itself, future rate and tax changes, and the risk of prolonged vacancy. It models the operating economics of the let under your assumptions — not the full cost of ownership.

Ryczałt or the tax scale — which to choose?+

For private letting by an individual in Poland the default is ryczałt: 8.5% of revenue up to 100,000 zł per year, 12.5% above; no expense deductions. The tax scale (12/32% on profit) is available within business activity and can win when costs are high (loan interest, renovation). The choice is a question for a tax adviser — the calculator shows ryczałt as the most typical case.

Short-term or long-term — which earns more?+

Short-term lets in tourist locations can generate noticeably more revenue, but the cost base differs: cleaning, platform fees, 20–30% management, seasonal occupancy, wear and tear. Long-term means lower revenue but predictability and minimal operating work. Compare both modes in the calculator with an honest occupancy figure — and note that short-term rental regulation across the EU is tightening.

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