Every brochure quotes gross yield. This calculator shows the real number: after vacancy, management, maintenance, insurance, municipality tax, and transfer fees. Adjust the inputs. Every section below updates live.
Configure your investment
Area
Buyer type
Bedrooms
Budget
OMR 100,000
Tamlik managed (4% fee vs market 8%)
Show with mortgage (leverage view)
01What the market pays
Median rent for your selection
This is what tenants currently pay for a comparable unit in this area. In Oman, asking rent closely matches actual rent. The negotiation gap is near zero, unlike markets such as Dubai or Riyadh where asking prices routinely exceed closing prices by 5-15%.
Annual gross rental income
OMR 0
Based on 0 rental listings in this segment
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Source: Tamlik analytics database. Median rent from
0 active rental listings.
Ask = actual in Oman (near-zero negotiation gap).
02Where the money goes
Five costs that eat your gross yield
Every landlord pays these. Most brochures skip them entirely or bury them in footnotes. Each cost below uses the actual Muscat market rate, not an estimate.
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Vacancy
1 month per year, industry standard
-OMR 0
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Municipality tax
3% of collected rent, paid annually
-OMR 0
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Management (Tamlik, 4%)
Tamlik rate: 4% of collected rent. Industry average: 8%.
-OMR 0
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Maintenance reserve
5% of collected rent for repairs and upkeep
-OMR 0
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Building insurance
1% of property value per year
-OMR 0
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Net annual income
After all operating costs
OMR 0
03The real income
Gross vs. net
Brochures quote gross yield because the number is always bigger. Net yield is what lands in your account after every cost is paid. The gap between these two numbers is where most investor surprises live.
Gross yield
0%
Before any costs. This is the brochure number.
Net yield
0%
After vacancy, tax, management, maintenance, and insurance.
Reality
The difference between gross and net is where most investor surprises live.
04Why mortgages change everything
Return on equity
Most investors do not pay cash. With a mortgage, your actual capital at risk is the down payment, not the full property price. Return on equity (ROE) measures what your real money earns. A positive ROE means the tenant covers the mortgage and you keep the difference. A negative ROE means you are subsidizing the tenant's rent from your own pocket.
Return on equity (20% down, 25 years)
0%
Annual cash flow after mortgage payments, relative to your down payment
Net rental incomeOMR 0
Annual mortgage cost-OMR 0
Annual cash flowOMR 0
Down payment (20%)OMR 0
ROE0%
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Mortgage rate: 5.5% fixed (Omani bank typical). CBO ceiling is 6%. Actual rates range from 3.49% to 6% depending on bank, nationality, and employment. 20% down payment is the regulatory minimum for investment properties.
05How nationality changes the numbers
Three buyers, three yields
Transfer fees in Oman vary by buyer nationality. This is a one-time cost at purchase, but it directly affects your effective purchase price and therefore your yield. Foreign buyers (5.5%) can only purchase in ITC freehold zones.
Omani
1% transfer fee
0%
OMR 0/yr net
Resident expat
3% transfer fee
0%
OMR 0/yr net
Foreign buyer
5.5% transfer fee (ITC only)
0%
OMR 0/yr net
Note
Foreign buyers can only purchase in ITC freehold zones (Al Mouj, Muscat Hills, Muscat Bay). The selected area is not an ITC zone, so the foreign buyer column shows estimated values.
06The honest 5-year picture
Five years of income
No rent escalation assumed. No capital appreciation included. Just the same net income, year after year, compared to what a bank deposit would earn at 4% annual interest on the same capital.
Yr 1
0
Yr 2
0
Yr 3
0
Yr 4
0
Yr 5
0
Property income (5 years)
OMR 0
Cumulative net rental income, no appreciation assumed
Bank deposit (5 years at 4%)
OMR 0
Same capital in a 4% fixed deposit, compounded annually
Honest note
With the current selection, the bank deposit outperforms the rental income. Not every property is a good investment at every price point. This is normal and expected in premium areas with higher entry prices.
Methodology
Rent data
Median asking rent from Tamlik database. Ask = actual in Oman (near-zero negotiation gap). Refreshed daily from live listings.
Vacancy
1 month per year (8.3%). Conservative industry standard for well-located Muscat apartments.