Rental yields and holiday lets, honestly

Gross is a headline, net is a number

A projection quoting 8–10% is nearly always gross: nightly rate times assumed occupancy. Your net return is what survives costs.

Costs that come off the top

• Management and cleaning: often 15–25% of gross for holiday lets.
• Platform commission on bookings.
• Utilities, internet, communal charges.
• Furnishing replacement and annual maintenance.
• Insurance and income tax.

Seasonality

Coastal North Cyprus rental demand is concentrated in the warmer months, with a shoulder season and a quiet winter. A yield built on 80% year-round occupancy deserves scepticism; long-let demand is steadier but at a lower rate.

How to test a projection

1. Ask for actual booking data from comparable delivered units, not modelled figures.
2. Check the assumed nightly rate against live listings for the same area, in the same month.
3. Rebuild the model at 45–55% annual occupancy and see whether it still works.
4. Deduct every cost above before comparing to a savings rate.

Long let versus holiday let

Long lets give predictability, lower management burden and less wear. Holiday lets can outperform in strong seasons but need marketing, responsiveness and standards.

Our position

We publish yield ranges with assumptions attached, and we would rather lose a sale than defend a number we cannot evidence.