Buy-to-Rent ROI Calculator: what would this property really give you?

What would a property really give you if you bought it to rent out? Hogarfax now calculates buy-to-rent ROI using real notary and land registry fees, not a flat percentage, in a new free calculator — and estimated rent for a specific property already appears in the report too.

The problem with most ROI calculators

Most rental yield calculators assume notary, land registry and administration fees add up to "roughly 10% of the price" or some similar flat rate. They don't: notary and land registry fees in Spain are set by law (RD 1426/1989 and RD 1427/1989), with a decreasing scale by price bracket — the more expensive the property, the lower the marginal rate. A flat percentage overstates the cost on expensive homes and understates it on cheap ones.

What Hogarfax now calculates

• Real purchase costs: transfer tax (ITP) by autonomous region, notary and land registry fees at their real legal scale (with the primary-housing reduction the regulation itself provides), and administration (gestoría) as a market range — not a made-up 1.5%.
• Estimated rent: combined from several proprietary and market reference sources, to give the most reliable figure for each area. A figure is never invented without backing.
• Three return metrics, not just one: gross yield (the quick first-filter number), net yield on total cost (the property's real performance, independent of how you finance it), and cash-on-cash return (your real return on the cash you actually put down, if you use a mortgage).

Where to find it

If you buy a Hogarfax report for a specific property, the "Estimated rent" block appears inside the price-and-costs page of the PDF, with rent already calculated for that area. To work out the return on buying that property to rent out — or any other you don't have in mind yet —, the free ROI calculator lets you simulate any scenario: price, region, rent, mortgage (or none), property tax and monthly expenses.