Dubai property decision tool
See the yield behind the headline.
Model rent, vacancy, service charges, management, maintenance and buying costs—then compare the result with selected Dubai area benchmarks.
Client-side calculationNo data submittedEditable assumptionsAED-based model
Model the complete picture
From advertised rent to a more honest yield.
Adjust every assumption. Results update in your browser and are not stored or submitted.
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Your yield view
Indicative output, not a valuation.
Net yield on total cost
5.68%AED 72,763 estimated net income / yearYield comparison
Selected: JVCArea context
A benchmark is a prompt for investigation—not a forecast.
Choose a marker to compare your model with H1 2026 advertised-price rental-return benchmarks for selected apartment communities.
Selected benchmarkJVC7.15%
Source: Bayut H1 2026 Dubai Sales Market Report ↗Mid-tier apartment benchmark. Building, unit, condition, achieved rent and service charges can materially change the result.
Stress the assumption
What if the achieved rent is not the advertised rent?
The curve holds your current costs and vacancy allowance constant, then moves annual rent from 10% below to 10% above your input.
Net yield on total cost
Rent sensitivityAt −10% rent: 4.94% · At +10% rent: 6.42%
Decision insights
What the percentage can conceal.
Yield becomes useful when the assumptions behind it are visible, dated and property-specific.
Gross yield is a screening number.
Annual advertised rent divided by purchase price is useful for a first comparison. It does not show vacancy, recurring costs or the capital required to complete the purchase.
Service charges are building-specific.
RERA-approved charges vary by project and use. Check the current Service Charge Index for the exact building instead of relying on an area average.
Achieved rent matters more than asking rent.
Test the active tenancy, contract timing, vacancy history and comparable registered rents. A small rent change can materially move the net result.
Higher yield can signal a different risk mix.
Entry price, unit liquidity, tenant depth, future supply, maintenance and exit demand should be read alongside the percentage—not after it.
Methodology & sources
Transparent inputs. Deliberate limits.
Gross yield is annual headline rent divided by purchase price. Net operating yield deducts vacancy, service charges, maintenance, management and other annual costs. Net yield on total cost also includes the entered acquisition costs in the denominator.
The default sale-registration assumption is 4%. Dubai Land Department currently states a 2% seller and 2% buyer fee for property sale registration; the contract can allocate costs differently. The calculator keeps the figure editable.
Dubai Land DepartmentProperty sale registration fees ↗Dubai Land DepartmentRERA Service Charge Index ↗BayutH1 2026 area ROI benchmarks ↗
This is an educational decision-support tool, not investment, financial, tax, legal or valuation advice. It excludes finance costs, tax, currency movement, capital appreciation, furnishing replacement and sale costs unless you add them to the available fields. Verify every input for the specific unit and transaction date.
The model is a starting point
Now test the property behind the numbers.
A yield does not verify title, developer history, project status, contract obligations or the evidence supporting the rent.