How to Calculate Rental Yield and Payback Period in Antalya

12 August 2026, 13:49

Compare gross rental yield, yield after operating expenses and simple payback using a hypothetical example. Understand how these differ from total ROI.

Assess rent together with acquisition costs and expenses. A district name alone does not establish which property has a shorter payback period. This guide explains calculations; it does not provide district market averages.

Payback Period, Rental Yield and ROI Are Different

Payback here means a simple rental-income payback period, not accounting depreciation. Payback is measured in years and rental yield as a percentage. Total return on investment (ROI) depends on the chosen period and the income, value changes and costs included. Rental yield alone is not total ROI.

Calculation Method

Gross annual rental yield (%) = Annual rent at full occupancy / Purchase price × 100. Yield after operating expenses (%) = (Annual rent collected − annual operating expenses) / Total initial cost × 100. Simple payback (years) = Total initial cost / Annual rental income after operating expenses. Always identify the cost basis used.

A Fully Hypothetical Example

The amounts below are invented solely to explain the calculation. They are not Antalya market data or a property listing.

Purchase price	5.000.000 TL
Additional initial costs (assumption)	200.000 TL
Total initial cost	5.200.000 TL
Monthly rent	40.000 TL
Annual rent at full occupancy	480.000 TL
Rent collected with one vacant month	440.000 TL
Annual operating expenses (assumption)	60.000 TL
Income after expenses, before tax/financing	380.000 TL
Gross yield on purchase price	9,60%
Expense-adjusted yield on total initial cost	7,31%
Simple payback period	≈ 13,7

Limits of the Example

The expense-adjusted calculation is before income tax and financing costs. Mortgage payments, rent increases, inflation, sale proceeds, capital growth and major renovations are excluded. Approximately 13.7 years is therefore not an actual repayment date or a return guarantee. Zero or negative income after expenses does not produce a meaningful payback period with this formula.

Comparing Properties in Antalya

Use comparable property types and rental data from the same period when assessing Konyaaltı, Döşemealtı, Kepez or Altıntaş. Do not compare villas and apartments solely by price per square metre. State the difference between advertised and achieved rent, vacancy assumptions and owner-paid costs. Do not label a district the highest-yielding area without supporting data.

Calculation reference: NAB — gross and net rental yield definitions. This source does not substantiate Antalya prices.

Explore the Net Investment Return tool (Turkish) using your own assumptions, and check which expenses the tool includes.

Şeref Karaca

RE/MAX Gayrimenkul Danışmanı · Konyaaltı, Antalya

Konyaaltı gayrimenkul piyasası, bölge analizi, alım-satım, değerleme ve yatırım süreçleri üzerine profesyonel gayrimenkul danışmanlığı.