Dubai calculators
Property ROI calculator.
Model net rental yield plus capital appreciation across your hold period — with the service charges and management fees generic calculators always skip.
Your scenario
Gross yield: 6.40%. Dubai typical: 5–8% apartments, 4–6% villas, 7–10% short-stay.
2020–2024 Dubai prime segments averaged 8–15%; overall market 6–8% stabilized.
Idigov Property Management: 5–8% depending on unit count and service level.
Result
Annualized return (IRR)
Excludes DLD transfer fees, agency commission, and mortgage costs. Assumes 4% annual rent growth.
Value projection
Projected value
AED
max AED
- Projected value
- AED
3,345,5643,345,564 - Capital appreciation
- AED
845,564845,564 - Net cumulative rent
- AED
585,892585,892 - Gross yield today
6.406.40 %- Total return
- AED
1,431,4561,431,456
Get a full IRR breakdown including financing costs, short-stay scenarios, and exit paths.
Answers
Frequently asked.
Gross yields in Dubai range from 4% (prime villas) to 8% (Marina/JVC/JLT apartments). Short-term rentals in Marina and Downtown can deliver 8–12% gross but carry higher volatility and management costs. Net yields (after service charges and management) typically run 1.5–2 percentage points lower than gross.
Service charges range from AED 10/sqft (older JLT towers) to AED 25–35/sqft (prime Downtown/Palm). Villa communities are typically lower (AED 2–5/sqft) but have community fees. Budget 1–2% of property value per year for combined maintenance and service charges.
Dubai property has averaged 6–8% annual appreciation through cycles, with prime segments (Palm, Downtown, Hills) delivering 12–15% annualized from 2020–2024. Appreciation is uneven across communities — supply-constrained areas outperform supply-heavy new-build corridors.
For non-resident investors and owners with 3+ units, yes — management more than pays for itself in vacancy reduction, better rent capture, and compliance. Typical fees: 5–8% for long-term tenancy, 15–25% for short-term rental. Idigov Property Management includes compliance, rent collection, and maintenance.
The UAE charges 0% personal income tax and 0% capital gains tax on real estate. Individuals pay no tax on rental income or property sale profits. Corporate tax (9%) can apply to companies holding property commercially. Always verify your specific position with a UAE-qualified advisor.
Gross yield is annual rent divided by purchase price, before any costs. Net yield subtracts service charges, management fees, maintenance, insurance, and vacancy. In Dubai net yields typically run 1.5–2 percentage points below gross, so an 8% gross apartment realistically nets around 6%.
A prudent baseline is 4–8% (roughly 2–4 weeks per year) for a well-located long-term rental, covering tenant turnover and re-listing. Short-term and holiday-let units see far higher idle time — budget 30–40% vacancy across the year and size your numbers on net occupied nights, not the peak nightly rate.
Headline short-term yields (8–12% gross in Marina and Downtown) can beat long-term, but only after deducting 15–25% management fees, furnishing, utilities, DTCM holiday-home permit costs, and much higher vacancy. After all costs the net gap often narrows sharply, and income is more volatile and seasonal.
Budget roughly 7–8% of the price on top: the DLD transfer fee is 4%, plus agency commission (typically 2%), trustee, NOC, and mortgage registration fees where applicable. These one-off costs lower your effective first-year return, so spread them across your holding period when assessing ROI.
A mortgage can lift return on equity through leverage when rental yield exceeds the borrowing rate, but UAE mortgage rates and the 20–25% minimum down payment for non-residents reduce net cash flow. Cash buyers keep the full yield and avoid rate risk. The right choice depends on your rate, horizon, and liquidity.
