Property Investment Calculator — Mumbai (2026)
Rental yield, cash flow, and return on cash for a buy-to-let in Mumbai, Maharashtra. Planning to live in it instead? Use the Mumbai rent vs buy calculator.
Thinking about buying property to rent out in Mumbai? This calculator models a Mumbai buy-to-let the way an investor should look at it — not just the EMI, but the gross rental yield, monthly cash flow, the full 8.1% of upfront transaction costs (Maharashtra stamp duty, registration, and brokerage), and your return on cash if you sell in any of the next 30 years.
On the worked example of a ₹2,50,00,000 property (assuming 30% down at 8.5% over 20 years, all editable), the EMI is ₹1,51,869 and you need ₹95,30,000 of upfront cash. A typical rent of ₹70,000/month is a gross rental yield of 3.4% and a monthly shortfall of ₹81,869 that you fund until rents rise.
Selling after 10 years under the default 7% property-growth and 5% rent-growth assumptions, the modelled net gain is ₹1,92,49,219 — a return on cash of about 202% on your ₹95,30,000 outlay. The investment breaks even on sale around year 2. Rental yields and price growth vary a lot by locality and are not guaranteed — use the calculator to test conservative cases before you commit.
Mumbai property investment calculator
Key outputs
On a ₹2,50,00,000 property in Mumbai, the gross rental yield is 3.4% and monthly cash flow is -₹81,869 (you top this up each month). You need ₹95,30,000 upfront, and it turns net-positive on sale around year 2.
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30-year projection
Full year-by-year projection
| Year | Property value | Annual rent | Annual EMI | Outstanding loan | Home equity | Net (rent − EMI) | Cumulative net cash | Net gain if sold |
|---|---|---|---|---|---|---|---|---|
| 1 | ₹2,67,50,000 | ₹8,40,000 | ₹18,22,429 | ₹1,71,51,710 | ₹95,98,290 | -₹9,82,429 | -₹9,82,429 | -₹11,81,639 |
| 2 | ₹2,86,22,500 | ₹8,82,000 | ₹18,22,429 | ₹1,67,72,634 | ₹1,18,49,866 | -₹9,40,429 | -₹19,22,858 | ₹1,10,783 |
| 3 | ₹3,06,26,075 | ₹9,26,100 | ₹18,22,429 | ₹1,63,60,051 | ₹1,42,66,024 | -₹8,96,329 | -₹28,19,186 | ₹16,10,576 |
| 4 | ₹3,27,69,900 | ₹9,72,405 | ₹18,22,429 | ₹1,59,11,000 | ₹1,68,58,900 | -₹8,50,024 | -₹36,69,210 | ₹33,31,991 |
| 5 | ₹3,50,63,793 | ₹10,21,025 | ₹18,22,429 | ₹1,54,22,257 | ₹1,96,41,536 | -₹8,01,404 | -₹44,70,614 | ₹52,90,285 |
| 6 | ₹3,75,18,259 | ₹10,72,077 | ₹18,22,429 | ₹1,48,90,313 | ₹2,26,27,945 | -₹7,50,352 | -₹52,20,966 | ₹75,01,797 |
| 7 | ₹4,01,44,537 | ₹11,25,680 | ₹18,22,429 | ₹1,43,11,351 | ₹2,58,33,186 | -₹6,96,748 | -₹59,17,714 | ₹99,84,026 |
| 8 | ₹4,29,54,654 | ₹11,81,964 | ₹18,22,429 | ₹1,36,81,213 | ₹2,92,73,442 | -₹6,40,464 | -₹65,58,179 | ₹1,27,55,716 |
| 9 | ₹4,59,61,480 | ₹12,41,063 | ₹18,22,429 | ₹1,29,95,377 | ₹3,29,66,103 | -₹5,81,366 | -₹71,39,545 | ₹1,58,36,944 |
| 10 | ₹4,91,78,784 | ₹13,03,116 | ₹18,22,429 | ₹1,22,48,919 | ₹3,69,29,865 | -₹5,19,313 | -₹76,58,858 | ₹1,92,49,219 |
| 11 | ₹5,26,21,299 | ₹13,68,271 | ₹18,22,429 | ₹1,14,36,481 | ₹4,11,84,818 | -₹4,54,157 | -₹81,13,015 | ₹2,30,15,589 |
| 12 | ₹5,63,04,790 | ₹14,36,685 | ₹18,22,429 | ₹1,05,52,231 | ₹4,57,52,559 | -₹3,85,744 | -₹84,98,759 | ₹2,71,60,752 |
| 13 | ₹6,02,46,125 | ₹15,08,519 | ₹18,22,429 | ₹95,89,821 | ₹5,06,56,304 | -₹3,13,909 | -₹88,12,669 | ₹3,17,11,174 |
| 14 | ₹6,44,63,354 | ₹15,83,945 | ₹18,22,429 | ₹85,42,343 | ₹5,59,21,010 | -₹2,38,484 | -₹90,51,152 | ₹3,66,95,225 |
| 15 | ₹6,89,75,789 | ₹16,63,143 | ₹18,22,429 | ₹74,02,278 | ₹6,15,73,511 | -₹1,59,286 | -₹92,10,438 | ₹4,21,43,314 |
| 16 | ₹7,38,04,094 | ₹17,46,300 | ₹18,22,429 | ₹61,61,441 | ₹6,76,42,653 | -₹76,129 | -₹92,86,568 | ₹4,80,88,044 |
| 17 | ₹7,89,70,380 | ₹18,33,615 | ₹18,22,429 | ₹48,10,925 | ₹7,41,59,455 | ₹11,186 | -₹92,75,382 | ₹5,45,64,369 |
| 18 | ₹8,44,98,307 | ₹19,25,295 | ₹18,22,429 | ₹33,41,036 | ₹8,11,57,270 | ₹1,02,867 | -₹91,72,515 | ₹6,16,09,772 |
| 19 | ₹9,04,13,188 | ₹20,21,560 | ₹18,22,429 | ₹17,41,223 | ₹8,86,71,966 | ₹1,99,131 | -₹89,73,384 | ₹6,92,64,450 |
| 20 | ₹9,67,42,112 | ₹21,22,638 | ₹18,22,429 | ₹0 | ₹9,67,42,112 | ₹3,00,209 | -₹86,73,174 | ₹7,75,71,516 |
| 21 | ₹10,35,14,059 | ₹22,28,770 | ₹0 | ₹0 | ₹10,35,14,059 | ₹22,28,770 | -₹64,44,404 | ₹8,65,04,514 |
| 22 | ₹11,07,60,044 | ₹23,40,209 | ₹0 | ₹0 | ₹11,07,60,044 | ₹23,40,209 | -₹41,04,196 | ₹9,60,18,247 |
| 23 | ₹11,85,13,247 | ₹24,57,219 | ₹0 | ₹0 | ₹11,85,13,247 | ₹24,57,219 | -₹16,46,977 | ₹10,61,51,137 |
| 24 | ₹12,68,09,174 | ₹25,80,080 | ₹0 | ₹0 | ₹12,68,09,174 | ₹25,80,080 | ₹9,33,103 | ₹11,69,44,185 |
| 25 | ₹13,56,85,816 | ₹27,09,084 | ₹0 | ₹0 | ₹13,56,85,816 | ₹27,09,084 | ₹36,42,187 | ₹12,84,41,145 |
| 26 | ₹14,51,83,823 | ₹28,44,538 | ₹0 | ₹0 | ₹14,51,83,823 | ₹28,44,538 | ₹64,86,725 | ₹14,06,88,710 |
| 27 | ₹15,53,46,691 | ₹29,86,765 | ₹0 | ₹0 | ₹15,53,46,691 | ₹29,86,765 | ₹94,73,490 | ₹15,37,36,714 |
| 28 | ₹16,62,20,959 | ₹31,36,103 | ₹0 | ₹0 | ₹16,62,20,959 | ₹31,36,103 | ₹1,26,09,594 | ₹16,76,38,343 |
| 29 | ₹17,78,56,426 | ₹32,92,908 | ₹0 | ₹0 | ₹17,78,56,426 | ₹32,92,908 | ₹1,59,02,502 | ₹18,24,50,364 |
| 30 | ₹19,03,06,376 | ₹34,57,554 | ₹0 | ₹0 | ₹19,03,06,376 | ₹34,57,554 | ₹1,93,60,056 | ₹19,82,33,368 |
Mumbai property investment FAQs
What is the rental yield in Mumbai?
At a rent of ₹70,000/month on a ₹2,50,00,000 property, the gross rental yield in Mumbai is about 3.4% per year (before maintenance, tax, and vacancy). That is the annual rent as a share of the purchase price.
Is a buy-to-let property cash-flow positive in Mumbai?
Not initially. At ₹70,000 rent against a ₹1,51,869 EMI (30% down at 8.5% over 20 years), you top up about ₹81,869 a month; rent growth narrows this gap over time.
What return could a Mumbai property give if sold in 10 years?
Selling after 10 years (default 7% property growth, 5% rent growth, 1.0% resale cost), the modelled net gain is ₹1,92,49,219 on ₹95,30,000 of upfront cash — a return on cash of about 202%. These are assumptions you can change.
How much upfront cash do I need to invest in a ₹2.50 Cr property in Mumbai?
To invest in a ₹2,50,00,000 property in Mumbai you need roughly ₹95,30,000 upfront: a 30% down payment of ₹75,00,000 plus ₹20,30,000 of stamp duty, registration, and brokerage.
When does a Mumbai property investment break even?
Under the default assumptions, a Mumbai purchase turns net-positive on sale around year 2 — before that, appreciation has not yet covered your transaction and holding costs.