Investment maths
ROI & rental-yield calculator
Yield, total return, CAGR and the year you break even — computed after the costs that usually get left out of a sales pitch: stamp duty, registration, GST, interiors, maintenance and vacancy.
- Net rental yield
- 2.54%
- Gross rental yield
- 3.20%
- Total investment
- ₹1.38 Cr
- Value after 10 years
- ₹2.15 Cr
- Total ROI
- 85.0%
- CAGR
- 6.34%
- Break-even
- Year 2
- Total rent collected
- ₹39.64 L
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Year by year
Net position is cumulative rent plus capital gain, less what you put in.
| Year | Property value | Rent that year | Cumulative rent | Net position |
|---|---|---|---|---|
| 1 | ₹1,27,20,000 | ₹3,05,280 | ₹3,05,280 | −₹7,34,720 |
| 2 | ₹1,34,83,200 | ₹3,22,944 | ₹6,28,224 | ₹3,51,424 |
| 3 | ₹1,42,92,192 | ₹3,41,491 | ₹9,69,715 | ₹15,01,907 |
| 4 | ₹1,51,49,724 | ₹3,60,966 | ₹13,30,681 | ₹27,20,404 |
| 5 | ₹1,60,58,707 | ₹3,81,414 | ₹17,12,095 | ₹40,10,802 |
| 6 | ₹1,70,22,229 | ₹4,02,885 | ₹21,14,980 | ₹53,77,209 |
| 7 | ₹1,80,43,563 | ₹4,25,429 | ₹25,40,409 | ₹68,23,972 |
| 8 | ₹1,91,26,177 | ₹4,49,100 | ₹29,89,509 | ₹83,55,686 |
| 9 | ₹2,02,73,748 | ₹4,73,955 | ₹34,63,465 | ₹99,77,212 |
| 10 | ₹2,14,90,172 | ₹5,00,053 | ₹39,63,518 | ₹1,16,93,690 |
Common questions
Residential gross yields in Delhi NCR generally sit between 2.5% and 3.5%. Commercial — office, retail and SCO — runs higher, typically 6% to 9%. If a seller quotes you a residential yield above 4%, ask exactly which comparable rent that is based on.
Gross yield divides annual rent by the purchase price. Net yield subtracts what you actually lose — maintenance, property tax, vacancy months and letting costs — and divides by your total investment including stamp duty and registration. Net is the number that matters; gross is the number that gets advertised.
Only on under-construction property. GST is 5% without input credit for non-affordable housing, 1% for affordable. A completed unit with an occupancy certificate attracts no GST — which is a real part of the ready-to-move price advantage.
No assumption about future appreciation is safe. NCR has had flat decades and 20% years. Run the model at 4%, then at 8%, and see whether the decision changes. If it only works at 12%, it is a bet, not an investment.