Student Let Yield Calculator
Work out the net yield on a student property let by the room for part of the year, after bills, management and maintenance.
💼 Are you a real estate agent or broker? Send this calculator to your buyers on your own branded listing page — every enquiry comes straight to your WhatsApp. Create free agent page →Student property is let by the room and usually by the academic year rather than the calendar one, so the honest yield calculation has to use weeks actually let rather than twelve months of rent. Bills are normally included, which moves a large recurring cost onto the landlord.
Against that, demand is concentrated and predictable, rents are agreed months in advance, and a whole house lets to one group at once. The maths works if the weeks and the bills are entered honestly.
The calculation
Gross rent = rooms × weekly rent × weeks let. Deduct the bills you cover, the management fee on gross rent, and annual maintenance. Net yield is what remains divided by the purchase price.
Worked example
Five rooms at 145 a week for 44 weeks is 31,900 of gross rent. Bills of 4,800, management at 12% of 3,828 and 2,000 of maintenance leave 21,272 net — a 5.32% net yield on a 400,000 property, or about 4,254 per room.
Wear is heavier than the numbers suggest
Student property turns over completely every year and takes more punishment than a family let, so redecoration and furniture replacement are recurring rather than occasional. A maintenance figure borrowed from a standard rental will understate it.
Turn a calculation into an enquiry
Buyers who run these numbers are ready to talk. Give every listing its own page with your photo, phone and WhatsApp on it — leads land straight on your phone.
Create your free property pageFrequently asked questions
How many weeks do student properties actually let?
Commonly 42 to 48 depending on whether the contract covers the summer. Twelve-month contracts are increasingly standard in competitive university towns, which changes the yield considerably.
Should I include bills in the rent?
Students overwhelmingly prefer all-inclusive, and it lets you charge more, but it transfers the price risk to you. Where bills are included, a usage cap written into the agreement is a common and reasonable protection.
Is student property riskier than a normal let?
It is more concentrated. Demand depends on one institution, and a university changing intake, closing a course or building its own accommodation can reshape a local market quickly. Check the institution direction before buying nearby.