Investment methodology
Bratislava rental yields: calculate the property, not a city average.
Yield is only useful when income assumptions, operating costs and the full capital committed to the property are treated consistently.
In brief
A city-wide yield number hides differences in purchase price, parking, furnishing, condition, rental model and operating costs. We calculate each property on its own verified assumptions rather than quoting a market average.
01
Gross rental yield
Annual gross rental income divided by the chosen capital base. It is a useful screening measure for comparing candidates quickly, but it is not the final investment result and should never be presented as one.
02
Net rental yield
Income after relevant operating costs divided by total invested capital. The cost assumptions must match the rental strategy and the specific property — a short-term operation and a long-term tenancy carry different cost structures.
03
Total invested capital
The denominator should account for the purchase and the capital needed to make the property operational, including relevant parking, furnishing, preparation and acquisition costs — not the purchase price alone.
04
Rental income assumptions
Quoted rent is not automatically achieved income. The assumption must reflect the specific property, its condition, operating model and realistic periods without income, rather than the best month a comparable unit ever achieved.
05
Why consistency matters when comparing apartments
Two apartments can only be compared when income, costs and capital are calculated on the same basis. Expected appreciation should not be used to repair weak current operating economics — the two should be assessed separately.
06
Test the assumptions, not only the headline result
A useful calculation shows how the result changes when rent, periods without income, operating costs or preparation capital differ from the base case. It supports a decision; it does not forecast the market.
Questions we hear often
Frequently asked questions
What yield should I expect on a Bratislava apartment?
We don't publish a blanket expected figure, because it depends on the specific property, purchase price, rental strategy and running costs. We calculate this for each shortlisted apartment rather than quoting a market-wide number.
Should I use gross or net yield to compare two apartments?
Net yield, calculated on total invested capital, is the more reliable comparison because it reflects the costs each property actually carries, not just its headline rent.
Does the Sky Park case study represent a typical result?
No. It is one completed, directly owned property with its own verified figures and disclaimers. It is evidence of a real outcome, not a guarantee for another apartment.
Ďalej
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