Professional-grade industrial property analysis. Enter your figures, get a full report — gross yield, net yield, bond breakdown, and cash-flow crossover.
Start analysingIndustrial property is one of South Africa's most resilient asset classes — but only when you buy on the right yield. This free calculator gives you an instant, professional-grade breakdown of gross yield, net yield, bond repayments, and long-term cash flow for any warehouse, factory, or logistics property. No sign-up required to calculate.
Switch between buyer and seller view. All metrics update instantly as you type.
Rentable areas
Property & deal
Operating expenses (annual)
Financing
Key metrics
Income & expense summary
Zone rental breakdown
| Zone | m² | R/m²/mo | Monthly | Annual |
|---|
Interest vs principal — annual split
Monthly cash flow — bond vs NOI
Annual amortisation schedule
| Year | Opening balance | Interest | Principal | Closing balance | NOI | Cash flow | % principal |
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Industrial properties in South Africa typically trade at gross yields between 8% and 11%, depending on location, tenant strength, and lease length. Yields below 7% are usually considered aggressive, while 10%+ often reflects secondary locations or shorter leases. Net yields (after operating expenses) typically sit 1.5–2.5 percentage points below gross.
Gross yield is annual rental income divided by purchase price — it ignores costs. Net yield is based on Net Operating Income (NOI), which is gross rent minus vacancy loss, rates, insurance, management fees, and maintenance. Net yield is a far more accurate measure of what the property will actually return.
Always include: municipal rates, insurance, property management fees (typically 5–8% of effective rent), maintenance (budget at least 5% of gross rent annually for older buildings), and a vacancy allowance (5% is a reasonable baseline for industrial). Add levies if the property is in a sectional scheme or business park.
Enter the yield you would expect for a comparable property in that location, tenant class, and lease strength. The calculator then shows what the property would be worth at that cap rate based on its actual NOI. If the asking price is well above the implied value, the deal isn't priced at market.
Standard South African industrial leases escalate at 7–10% annually. Over a 5-year lease, a 9% escalation nearly doubles starting rent. Year 2 and Year 5 yields are often dramatically higher than Year 1 — which can turn a marginal deal into a strong one, and is critical when planning cash flow against a fixed-rate bond.