Kochi · within 15km of Tripunithura
Kochi Rental Yield Calculator
What the property earns, and what you actually keep.
Published market rates, named sources, and the date each one was read.
A listing quotes you gross yield. What reaches an owner abroad is a different number — after the association dues, the municipal tax, the weeks between tenants, the cost of having somebody on the ground, and the third of every rent payment that is withheld before you see it.
This works out both. Enter what you know about the property and the rent you expect; the locality suggests a value from published market rates, which you can overwrite. Every figure it computes excludes GST and says so.
Gross yield, before costs
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Net yield, after costs
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Annual net cashflow, excluding GST
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What reaches your account after TDS
An Indian tenant paying rent to an NRI owner must deduct 31.2% from every payment under Section 393(2) of the Income-tax Act, 2025, with no minimum threshold. That is almost always more than the tax actually due, and the excess sits with the government until you file.
Interest on a housing loan is deductible under Section 24(b) with no ceiling on a let-out property, and is not modelled here — it needs your loan schedule, and it often takes taxable income under this head to nil on its own.
The remedy is a Lower TDS Certificate — Form 128 under Section 395 — applied for by your Chartered Accountant, which instructs the tenant to deduct at a certified lower rate instead. Without it you file ITR-2 and claim a refund, and the refund cycle runs six to eighteen months. The full position is on rental income and tax compliance.
This is general information, not tax advice. Cocoon does not prepare tax computations or file returns, and does not apply for a Lower TDS Certificate on your behalf. Your Chartered Accountant does — Cocoon provides the tenancy and rent records they ask for.
Every figure above excludes GST. GST at 18% is applied on your tax invoice, and Tenancy Care is published with its GST-inclusive figure below.
The evaluation is free. The rate is agreed before we arrive.
Working it out by hand
Gross yield is a year of rent divided by what the property is worth. Net yield takes off the association dues, the municipal tax, the weeks it stands empty, and the cost of having it managed — Tenancy Care, published in full below with both figures.
Separately, a tenant paying rent to an NRI owner deducts 31.2% under Section 393(2) of the Income-tax Act, 2025, against a taxable income worked out after municipal tax and the 30% standard deduction under Section 24(a). The difference is money held until you file. See rental income and tax compliance.
The evaluation is free. The rate is agreed before we arrive.
Where the market figures come from
Somebody else’s numbers, named and dated.
These are third-party market figures published by property portals, not Cocoon rates and not a valuation of your property. Cocoon’s own rates are the ones shown with a GST-inclusive figure beside them.
Where two sources publish a rate for the same locality they frequently disagree by ten to twenty per cent, so a range is shown rather than an average — an average would assert a precision the sources do not support, on the number the whole calculation turns on.
| Locality | Published range | Source | Read on |
|---|---|---|---|
| Tripunithura | ₹3,850 – ₹7,950 | 99acres property rates, Tripunithura | 2026-08-20 |
| Kakkanad and Infopark | ₹5,500 – ₹7,000The two sources disagree — ₹5,500 and ₹6,150. Both are inside the range shown. | 99acres and Sobha, Kakkanad | 2026-08-20 |
| Marine Drive | ₹13,300 – ₹15,900The upper end reflects new luxury towers rather than the resale market. | Square Yards and Sobha, Marine Drive | 2026-08-20 |
| Panampilly Nagar and Kadavanthra | ₹6,550 – ₹9,700 | 99acres property rates, Panampilly Nagar | 2026-08-20 |
| Fort Kochi and Mattancherry | No reliable published rateHeritage stock varies too widely by plot and condition for a locality rate to mean anything. Re-checked August 2026: portals list individual properties here, none publishes a locality rate. | — | — |
| Maradu and Kundannoor | ₹10,150Reported up 22.3% year on year — the sharpest movement of the nine, so this figure dates fastest. | 99acres property rates, Kochi — Maradu row | 2026-08-20 |
| Edappally and Palarivattom | ₹5,750 – ₹9,050 | 99acres property rates, Edappally | 2026-08-20 |
| Vyttila and Thykoodam | ₹8,450 – ₹9,050The two sources disagree — ₹8,450 and ₹9,050. Both are inside the range shown. | 99acres and Sobha, Vyttila | 2026-08-20 |
| Thevara | ₹7,150 – ₹8,350Sources disagree: 99acres reads ₹7,150 to ₹8,350 for apartments, PropertyPistol about ₹5,100 across a wider mix of property types. Reported up 1.8% year on year — the slowest of the set. | 99acres property rates, Thevara | 2026-08-20 |
Every rate above is re-read quarterly, and the date each one was last read is in the table. This set is next due 2026-11-18. A rate older than that is a rate we have not stood behind since — which is why the date is published beside it rather than left for you to guess at.
Association dues, municipal property tax and achievable rent are not benchmarked here. No published figure for them survives a second source at locality level, and three more uncertain numbers would undermine the ones that are sound. Enter what you pay, or ask us during the evaluation.
What a managed tenancy costs
Four charges, in the order you meet them.
All four are stated together because all four apply. The leasing commission does not replace the Property Listing fee, and the monthly Tenancy Care fee does not replace either. Only the monthly one is recurring, which is why it is the only one inside the yield above.
Property Listing₹1,599 one-time, upfront₹1,887 including 18% GSTCharged once, upfront, before Cocoon begins sourcing a tenant. It is in addition to the leasing commission and the monthly Tenancy Care fee.
Leasing commission50% of the first month's rentCharged once, on a signed tenancy.
Tenancy Care₹1,599 per month₹1,887 including 18% GSTAn eleven-month commitment, running from the date the tenant signs.Billed as one payment after the contract is executed, not month by month.
Move-in and move-out₹5,000 per move-in and move-out₹5,900 including 18% GST
Long-term rental management in full, or how a manager differs from a letting agent. If the property might do better let nightly, that comparison is on the short-term against long-term estimator.
Where the money goes
Your rent reaches your account. Not ours.
A yield is only real if the income reaches you. Cocoon never holds it — the rent goes from the tenant to your account, and Cocoon invoices separately for the work.
The rent
Rent is paid by the tenant directly to you, on or before the 5th, into your own account.
The tenancy term is eleven months.
Cocoon coordinates the cycle and follows up on any delay.
The deposit
The security deposit is held and managed by you. Cocoon documents the condition it secures and gives you an itemised statement to settle against.
You settle with the tenant directly.
What it secures is on record from the day the tenant moves in.
The record
Inspection, report and statements are quarterly.
Minimum 12 timestamped photographs, every visit.
Each quarterly visit is compared against the move-in baseline, with the report delivered within 24 hours.
Why the headline is not what you keep
Four things a gross yield leaves out.
Between the quoted yield and your account
A changeover between tenants is rarely instant. Every empty week comes straight off the year’s rent, and a gross yield assumes there are none.
Paid every month whether the property is let or not, and paid by you rather than the tenant in most Kochi communities.
Payable to the Corporation, and deductible from the annual rent before the standard deduction when the tax position is worked out.
31.2% of every rent payment, deducted by the tenant under Section 393(2) of the Income-tax Act, 2025, with no minimum threshold — against a liability computed after the 30% standard deduction under Section 24(a).
The calculator’s TDS panel shows the gap between the two. It does not estimate your tax, because that depends on your slab and on any housing loan interest under Section 24(b), and neither is something a page can know. The full position — DTAA relief, ITR-2, FEMA and the NRO account — is on rental income and tax compliance.
This is general information, not tax advice. Cocoon does not prepare tax computations or file returns, and does not apply for a Lower TDS Certificate on your behalf. Your Chartered Accountant does — Cocoon provides the tenancy and rent records they ask for.
Questions owners ask
Yield, tax and what it costs — answered plainly.
What is a good rental yield in Kochi?
Published figures for Kochi localities sit broadly between 2% and 4.5% gross, with Kakkanad at the upper end on the strength of Infopark tenant demand and the premium waterfront localities at the lower end, where capital values have risen faster than rents. Gross yield is the headline; what you keep is lower once association dues, municipal tax, the weeks between tenancies and management are taken off.
What is the difference between gross and net rental yield?
Gross yield is a full year of rent divided by what the property is worth, before any cost. Net yield takes off what you actually pay to keep it let — association dues, municipal property tax, the weeks it stands empty between tenants, and the cost of having it managed. Net is the number that tells you what the property earns; gross is the number a listing quotes you.
Do these locality figures apply to my property?
They are third-party market figures published by property portals for a whole locality, not a valuation of your property. Two sources for the same locality often differ by ten to twenty per cent, which is why a range is shown rather than an average. For Fort Kochi, Mattancherry and Thevara no reliable published rate exists at all, so nothing is suggested for them. Your own figure is always better than ours.
Why is 31.2% deducted from my rent when my tax is much lower?
An Indian tenant paying rent to an NRI owner must deduct 31.2% from every payment under Section 393(2) of the Income-tax Act, 2025, with no minimum threshold. Your actual liability is worked out after municipal tax and the 30% standard deduction under Section 24(a), and after housing loan interest under Section 24(b) if you have a loan — which together frequently take it far below what was withheld. The excess sits with the government until you file.
How do I stop the over-deduction?
Your Chartered Accountant applies for a Lower TDS Certificate — Form 128 under Section 395 of the Income-tax Act, 2025 — which instructs your tenant to deduct at a certified lower rate instead. Cocoon does not file it and does not assess your liability; the tenancy and rent records your CA needs to prepare the application are available on request. Without the certificate you file ITR-2 and claim a refund, and that cycle runs six to eighteen months.
Does the calculator include the cost of Cocoon managing the property?
The recurring cost, yes — Tenancy Care at ₹1,599 a month before GST (₹1,887 including 18% GST), which is what shows up in the net yield. Starting a tenancy carries three further charges that are one-off rather than annual, so they sit outside a yield figure and are listed in full on this page instead. All four apply; none replaces another.
Does Cocoon hold my rent?
No. Rent is paid by the tenant directly to you, on or before the 5th, into your own account — an NRO account if you are an NRI. Cocoon coordinates the cycle, follows up on any delay, and provides quarterly statements, but the income never passes through us. The security deposit is held and managed by you as well; Cocoon documents the condition it secures and itemises any deduction in writing at exit.