Property Investment Calculator — Thane (2026)
Rental yield, cash flow, and return on cash for a buy-to-let in Thane, Maharashtra. Planning to live in it instead? Use the Thane rent vs buy calculator.
Thinking about buying property to rent out in Thane? This calculator models a Thane 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 8.3% 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 ₹1,20,00,000 property (assuming 30% down at 8.5% over 20 years, all editable), the EMI is ₹72,897 and you need ₹45,90,000 of upfront cash. A typical rent of ₹35,000/month is a gross rental yield of 3.5% and a monthly shortfall of ₹37,897 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 ₹94,35,334 — a return on cash of about 206% on your ₹45,90,000 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.
Thane property investment calculator
Key outputs
On a ₹1,20,00,000 property in Thane, the gross rental yield is 3.5% and monthly cash flow is -₹37,897 (you top this up each month). You need ₹45,90,000 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 | ₹1,28,40,000 | ₹4,20,000 | ₹8,74,766 | ₹82,32,821 | ₹46,07,179 | -₹4,54,766 | -₹4,54,766 | -₹5,65,987 |
| 2 | ₹1,37,38,800 | ₹4,41,000 | ₹8,74,766 | ₹80,50,864 | ₹56,87,936 | -₹4,33,766 | -₹8,88,532 | ₹72,016 |
| 3 | ₹1,47,00,516 | ₹4,63,050 | ₹8,74,766 | ₹78,52,825 | ₹68,47,691 | -₹4,11,716 | -₹13,00,247 | ₹8,10,439 |
| 4 | ₹1,57,29,552 | ₹4,86,203 | ₹8,74,766 | ₹76,37,280 | ₹80,92,272 | -₹3,88,563 | -₹16,88,811 | ₹16,56,166 |
| 5 | ₹1,68,30,621 | ₹5,10,513 | ₹8,74,766 | ₹74,02,683 | ₹94,27,937 | -₹3,64,253 | -₹20,53,064 | ₹26,16,567 |
| 6 | ₹1,80,08,764 | ₹5,36,038 | ₹8,74,766 | ₹71,47,350 | ₹1,08,61,414 | -₹3,38,728 | -₹23,91,792 | ₹36,99,535 |
| 7 | ₹1,92,69,378 | ₹5,62,840 | ₹8,74,766 | ₹68,69,448 | ₹1,23,99,929 | -₹3,11,926 | -₹27,03,717 | ₹49,13,518 |
| 8 | ₹2,06,18,234 | ₹5,90,982 | ₹8,74,766 | ₹65,66,982 | ₹1,40,51,252 | -₹2,83,784 | -₹29,87,501 | ₹62,67,569 |
| 9 | ₹2,20,61,511 | ₹6,20,531 | ₹8,74,766 | ₹62,37,781 | ₹1,58,23,730 | -₹2,54,235 | -₹32,41,735 | ₹77,71,379 |
| 10 | ₹2,36,05,816 | ₹6,51,558 | ₹8,74,766 | ₹58,79,481 | ₹1,77,26,335 | -₹2,23,208 | -₹34,64,943 | ₹94,35,334 |
| 11 | ₹2,52,58,223 | ₹6,84,136 | ₹8,74,766 | ₹54,89,511 | ₹1,97,68,713 | -₹1,90,630 | -₹36,55,573 | ₹1,12,70,557 |
| 12 | ₹2,70,26,299 | ₹7,18,343 | ₹8,74,766 | ₹50,65,071 | ₹2,19,61,228 | -₹1,56,423 | -₹38,11,997 | ₹1,32,88,968 |
| 13 | ₹2,89,18,140 | ₹7,54,260 | ₹8,74,766 | ₹46,03,114 | ₹2,43,15,026 | -₹1,20,506 | -₹39,32,503 | ₹1,55,03,342 |
| 14 | ₹3,09,42,410 | ₹7,91,973 | ₹8,74,766 | ₹41,00,325 | ₹2,68,42,085 | -₹82,793 | -₹40,15,296 | ₹1,79,27,365 |
| 15 | ₹3,31,08,378 | ₹8,31,571 | ₹8,74,766 | ₹35,53,093 | ₹2,95,55,285 | -₹43,195 | -₹40,58,491 | ₹2,05,75,711 |
| 16 | ₹3,54,25,965 | ₹8,73,150 | ₹8,74,766 | ₹29,57,492 | ₹3,24,68,473 | -₹1,616 | -₹40,60,107 | ₹2,34,64,107 |
| 17 | ₹3,79,05,783 | ₹9,16,807 | ₹8,74,766 | ₹23,09,244 | ₹3,55,96,538 | ₹42,042 | -₹40,18,065 | ₹2,66,09,415 |
| 18 | ₹4,05,59,187 | ₹9,62,648 | ₹8,74,766 | ₹16,03,697 | ₹3,89,55,490 | ₹87,882 | -₹39,30,183 | ₹3,00,29,715 |
| 19 | ₹4,33,98,330 | ₹10,10,780 | ₹8,74,766 | ₹8,35,787 | ₹4,25,62,544 | ₹1,36,014 | -₹37,94,169 | ₹3,37,44,391 |
| 20 | ₹4,64,36,214 | ₹10,61,319 | ₹8,74,766 | ₹0 | ₹4,64,36,214 | ₹1,86,553 | -₹36,07,616 | ₹3,77,74,236 |
| 21 | ₹4,96,86,748 | ₹11,14,385 | ₹0 | ₹0 | ₹4,96,86,748 | ₹11,14,385 | -₹24,93,231 | ₹4,21,06,650 |
| 22 | ₹5,31,64,821 | ₹11,70,104 | ₹0 | ₹0 | ₹5,31,64,821 | ₹11,70,104 | -₹13,23,126 | ₹4,67,20,046 |
| 23 | ₹5,68,86,358 | ₹12,28,610 | ₹0 | ₹0 | ₹5,68,86,358 | ₹12,28,610 | -₹94,517 | ₹5,16,32,978 |
| 24 | ₹6,08,68,403 | ₹12,90,040 | ₹0 | ₹0 | ₹6,08,68,403 | ₹12,90,040 | ₹11,95,523 | ₹5,68,65,243 |
| 25 | ₹6,51,29,192 | ₹13,54,542 | ₹0 | ₹0 | ₹6,51,29,192 | ₹13,54,542 | ₹25,50,065 | ₹6,24,37,965 |
| 26 | ₹6,96,88,235 | ₹14,22,269 | ₹0 | ₹0 | ₹6,96,88,235 | ₹14,22,269 | ₹39,72,334 | ₹6,83,73,687 |
| 27 | ₹7,45,66,412 | ₹14,93,383 | ₹0 | ₹0 | ₹7,45,66,412 | ₹14,93,383 | ₹54,65,717 | ₹7,46,96,464 |
| 28 | ₹7,97,86,060 | ₹15,68,052 | ₹0 | ₹0 | ₹7,97,86,060 | ₹15,68,052 | ₹70,33,768 | ₹8,14,31,968 |
| 29 | ₹8,53,71,085 | ₹16,46,454 | ₹0 | ₹0 | ₹8,53,71,085 | ₹16,46,454 | ₹86,80,223 | ₹8,86,07,596 |
| 30 | ₹9,13,47,061 | ₹17,28,777 | ₹0 | ₹0 | ₹9,13,47,061 | ₹17,28,777 | ₹1,04,09,000 | ₹9,62,52,589 |
Thane property investment FAQs
What is the rental yield in Thane?
At a rent of ₹35,000/month on a ₹1,20,00,000 property, the gross rental yield in Thane is about 3.5% 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 Thane?
Not initially. At ₹35,000 rent against a ₹72,897 EMI (30% down at 8.5% over 20 years), you top up about ₹37,897 a month; rent growth narrows this gap over time.
What return could a Thane 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 ₹94,35,334 on ₹45,90,000 of upfront cash — a return on cash of about 206%. These are assumptions you can change.
How much upfront cash do I need to invest in a ₹1.20 Cr property in Thane?
To invest in a ₹1,20,00,000 property in Thane you need roughly ₹45,90,000 upfront: a 30% down payment of ₹36,00,000 plus ₹9,90,000 of stamp duty, registration, and brokerage.
When does a Thane property investment break even?
Under the default assumptions, a Thane purchase turns net-positive on sale around year 2 — before that, appreciation has not yet covered your transaction and holding costs.