Compare gross yield on price, gross yield on total capital, net operating yield and cash-on-cash return—with vacancy, owner-paid charges, management, tenant placement, repairs, tax and debt service visible.
A listing may divide twelve months of headline rent by purchase price and call the result “yield”. That can ignore acquisition costs, refurbishment, vacancy, owner-only building charges, tenant placement, management, repairs, insurance, tax and financing.
This tool keeps those layers separate. Use it with our total acquisition-cost guide, transparent service pricing, long-term property management scope and district comparison.
Inputs remain in PLN. Select an investor currency to translate monetary outputs using the latest available NBP reference mid-rate. Percentage returns do not change with the display currency.
Each return measure answers a different investor question. Keep the labels visible whenever a listing, spreadsheet or adviser quotes a percentage.
The result should be reproducible from a visible input set—not supplied as one unexplained percentage.
A quick property-to-property comparison before vacancy and costs. Useful for screening, incomplete for an investment decision.
Add acquisition, professional, renovation, finishing and furnishing costs to expose how much capital is actually tied up.
Use collected income after vacancy and subtract non-recoverable operating costs, before debt service and income tax.
For a financed purchase, compare annual cash flow after debt service with the investor's actual cash committed.
Warsaw listings commonly separate the amount paid to the owner from administrative charges and utilities. For comparable yield analysis, the income line should reflect the owner's economic rent—not every złoty passing through the tenant's monthly payment.
Compare genuinely similar apartments by district, micro-location, size, room count, building type, finish, transport access and target tenant. Asking rent is not automatically achieved rent, and a current tenant's rent may not represent the next lease.
Owner-only charges, renovation-fund decisions, planned works and technical risk sit below the headline rent. The calculator keeps them visible rather than burying them inside one optimistic allowance.
A useful underwriting pack includes the current administrative-charge breakdown, recent settlements, community or cooperative decisions, planned capital works, insurance and the technical evidence relevant to the apartment and building.
A reserve is not a prediction that something will fail; it is recognition that ownership includes replacement and maintenance cycles.
Send us the link and your funding plan. We can separate the asking-price story from the property-specific rent, all-in cost, technical and management assumptions.
Tenant selection, contract documents, handover evidence, issue handling and renewal discipline do not create a guaranteed yield. They can, however, determine how closely the real operating result follows the underwriting assumptions.
Warsaw Investor Care handles long-term rental only and manages apartments renovated or finished through our process. That allows one team to take responsibility for rental readiness, tenant placement and the operational condition we inherit.
The property, rent and most operating costs are normally PLN-based. An overseas investor may measure wealth, debt or distributions in another currency, so the home-currency result can move even when the apartment's PLN rent is unchanged.
The calculator's currency selector converts monetary outputs at the latest available NBP Table A reference mid-rate. It does not model bank spreads, transfer fees, tax conversion rules or future exchange rates.
The calculator is designed for transparent scenario analysis. It is not a valuation, guaranteed-rent scheme or substitute for property-specific legal, tax, credit and technical work.
There is no single responsible threshold. Required return depends on district, property type, condition, tenant segment, capital expenditure, vacancy, financing, tax, currency exposure and risk. Compare properties using the same formula and current evidence rather than a universal percentage.
Not when they are recharged to the tenant and merely pass through the owner. For comparable analysis, enter the rent economically payable to the owner and separately model costs the owner cannot recover.
Gross yield on purchase price is useful for quick screening. Gross yield on all-in capital also includes acquisition, professional, renovation, finishing and furnishing costs, exposing how much capital the investment actually requires.
No. NOI and net operating yield measure property operations before debt service and income tax. Cash-on-cash return then brings financing into the investor-level result.
Enter the expected occupied months rather than automatically using twelve. Then test a downside case with a lower rent, longer vacancy and higher re-letting or repair cost.
No. It accepts an optional annual tax amount because the correct outcome depends on the investor and ownership structure. The Ministry of Finance explains the private-rental framework on podatki.gov.pl; obtain advice for your case.
No. They are reference mid-rates from the public NBP API. Your bank or payment provider may apply a different rate, spread and fee.
No. We test assumptions, source across the market and coordinate the acquisition and long-term rental process, but rent, occupancy, costs, financing, tax, property value and currency rates can change.
No. We search developers, agencies and private sellers around the client's brief. A property is shortlisted because its price, rent, use and risk evidence fit the investor—not because it is stock we need to move.
Market and legal inputs change. Use the current official material and property-specific evidence when updating your calculator assumptions.
We search Warsaw around your budget and objectives, compare primary and resale options, test the all-in cost and rental assumptions and coordinate the right legal, technical and management specialists. We do not have inventory to push.
Editorial and calculator note: updated 21 August 2026. This page and calculator provide general educational scenario analysis. They are not a property valuation, investment recommendation, guaranteed return, legal opinion, tax advice, credit offer, currency forecast or building survey. Outputs depend entirely on user inputs and simplified formulas. Verify current rent, costs, title, contracts, tax, financing, building condition and currency treatment for the specific transaction. Editorial images illustrate rental-investment processes and do not depict property currently offered for sale.
