Property Passport UK

Property Portfolio Yield Calculator 2026

Add up to 8 buy-to-let properties to see individual gross yields, total portfolio value, total annual rental income, and your blended portfolio yield. Identify your best and worst performing assets at a glance.

Property Portfolio Yield Calculator

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Enter at least one property with a purchase price and monthly rent to see your portfolio yield.

Why track portfolio yield?

As a buy-to-let portfolio grows, individual property yields can diverge significantly. A property bought in 2015 at a low price may yield 8% on cost, while a recent acquisition in the same street might yield only 4.5%. Tracking blended yield across the whole portfolio gives landlords a realistic view of overall performance and highlights which assets are working hardest.

Portfolio yield calculations are also useful when reviewing whether to sell underperforming assets, refinance, or reinvest equity into higher-yielding alternatives.

Gross yield vs net yield for portfolios

This calculator shows gross yield — annual rent as a percentage of purchase price — across your portfolio. Gross yield is the standard benchmark for comparing properties quickly. For a detailed net yield calculation (after mortgage interest, agent fees, insurance, voids, and maintenance), use the Rental Yield Calculator for each individual property.

As a rule of thumb, net yield is typically 1.5–3 percentage points below gross yield for a standard single let, and 2–4 points below for HMOs where bills and licensing are included in costs.

Frequently asked questions

What is portfolio yield?
Portfolio yield — sometimes called blended yield — is the weighted average gross yield across all properties in a buy-to-let portfolio. It is calculated by dividing total annual rental income from all properties by total portfolio value, expressed as a percentage. It gives landlords a single headline figure to assess how efficiently their entire portfolio generates income relative to its capital value.
How do I calculate my total portfolio value?
Your total portfolio value is the sum of the purchase prices or current market values of all your investment properties. Using purchase price gives you your original cost basis and is useful for calculating ROI on capital deployed. Using current market value gives you an up-to-date yield figure that reflects how efficiently your capital is deployed in today's market. Both figures are useful — our calculator uses purchase price by default.
What is a good portfolio yield for UK buy-to-let?
A blended gross portfolio yield of 5–7% is generally considered good for UK buy-to-let in 2026. Higher-yielding properties (HMOs, northern cities) can push portfolio yield above 7–8%, while London-heavy portfolios may yield 3–5% gross. Remember that gross yield is before costs — net yield after all running expenses will typically be 1.5–3 percentage points lower.
Should I measure yield on purchase price or current value?
Both measures are valuable for different purposes. Yield on purchase price (cost yield) tells you the return on capital you actually invested — useful for assessing past investment decisions and ROI. Yield on current market value (market yield) shows how your portfolio would perform if you bought the same assets today — useful for comparing your portfolio against the current market. Many landlords track both and review annually.
How does portfolio diversification affect yield?
A well-diversified buy-to-let portfolio typically includes a mix of property types and locations. HMOs and northern city properties tend to produce higher yields (6–10%) but carry more management complexity. Single lets in commuter towns or London offer lower yields (3–6%) but higher capital growth potential. Mixing both types can produce a blended yield of 5–7% while balancing income stability, management load, and capital growth exposure across the portfolio.

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