Tools · Strategy & Yield
Net Yield Calculator
Japanese listings quote gross yield (hyomen rimawari) — the number before a single real cost. Put any Tokyo property through the costs that actually land on your statement and see what you really keep.
Asking price of the property.
Gross rent before any costs.
5%
Building + rental management. Often 5% in Tokyo. 5%
Months empty between tenants, annualised. 1.0%
Repairs, the building reserve fund (shuzen tsumitate-kin), depreciation of fit-out. Property tax (kotei shisan-zei), insurance, accounting.
6.0%
Gross yield
4.1%
Net yield
¥1.22M
Net income / yr
That headline 6.0% becomes 4.1% once the real costs land — a gap most listings never show you.
Want this run on a real listing you're looking at — with the numbers a Tokyo-based insider actually checks?
Get on the list →The gross-vs-net gap is the single most expensive misunderstanding for foreign buyers. The full breakdown — line by line — is in Gross vs Net Yield in Japan and The Gross Yield Trap.