NOI Calculator
Calculate net operating income from gross income, vacancy and operating expenses.
Calculated directly from the assumptions shown.
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Get the model · €49 incl. VATHow the NOI calculation works
NOI = gross potential income − vacancy and collection loss − operating expenses.
Example calculation
€1.2m gross income, 5% vacancy and €260k operating expenses produce €880k of NOI.
How professionals use the result
Use NOI as the unleveraged operating result before interest, income tax, depreciation and capital structure.
Common mistakes
- Deducting debt service
- Including capital gains
- Omitting normalised vacancy
- Mixing recurring capex with operating expenses without consistency
NOI Calculator FAQs
What does the NOI calculator measure?
Calculate net operating income from gross income, vacancy and operating expenses.
What formula does the NOI calculator use?
NOI = gross potential income − vacancy and collection loss − operating expenses.
Is the result suitable for a final investment decision?
Use it as a transparent screening calculation. Validate deal-specific tax, timing, financing and legal assumptions in a complete underwriting model before making a decision.
Do I need an account?
No. The calculator is free and runs in your browser. FormulaPlanet does not store your projects, inputs or results.
Is any input sent publicly?
No calculation is public by default. A shareable link is only created when you explicitly choose to copy one; that link contains the assumptions shown in its URL.
Why might my spreadsheet give a different answer?
Differences usually come from timing, compounding, sign conventions, fees or a different definition of the numerator or denominator. Match every period and definition before comparing.
What should I review alongside this result?
Use NOI as the unleveraged operating result before interest, income tax, depreciation and capital structure.
Which mistakes are most common?
Deducting debt service; Including capital gains; Omitting normalised vacancy; Mixing recurring capex with operating expenses without consistency.