The average gross rental yield in Bosnia and Herzegovina declined to 3.83% in the fourth quarter of 2026, down from 3.96% in the second quarter, according to data from Global Property Guide and OLX.ba.
Sarajevo recorded an average gross rental yield of 3.93%, higher than Banja Luka’s 3.73%. The figures indicate differences in rental returns across the country’s two key residential markets, with yields varying by location and apartment size.
In Sarajevo, gross rental yields ranged from 3.70% for three-bedroom apartments to 4.40% for properties with four or more bedrooms across all locations. Studio apartments recorded a yield of 3.98%, while one-bedroom and two-bedroom units generated returns of 3.81% and 3.78%, respectively.
Some neighbourhoods reported higher yields. Two-bedroom apartments in Stari Grad recorded a gross rental yield of 6%, the highest among the listed Sarajevo apartment categories. Four-bedroom and larger apartments in Stari Grad yielded 5.36%, while similar properties in New Sarajevo recorded 5.20%.
In Sarajevo-Novi Grad, three-bedroom apartments generated a gross yield of 4.19%. In Ilidža, two-bedroom apartments recorded a yield of 4.15%.
In Banja Luka, two-bedroom apartments delivered the highest gross rental yield among the listed property categories at 4.02%. Three-bedroom apartments recorded a yield of 3.71%, while one-bedroom units generated 3.46%.
The average purchase price of an apartment across Sarajevo was €138,200 for a two-bedroom unit, with an estimated monthly rent of €435. In Banja Luka, a comparable apartment cost approximately €107,500, with monthly rent averaging €360.
The data also highlights the difference between gross and net rental returns. Gross yields are calculated before taxes, maintenance and repair expenses, ground rents, estate agency fees and other costs. Net yields, which reflect the income retained by property owners after expenses, are typically 1.5 to 2 percentage points lower than gross yields, according to the source.
The figures suggest that while some neighbourhoods and apartment categories offer higher rental returns, actual investment performance will depend on acquisition costs, rental income and ongoing property expenses.
