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Know Your Real Dubai ROI

The numbers most investors skip - true yield, hidden costs, real appreciation. Free and instant.

1. Property & Location

2. Purchase Closing Costs

Adjust closing cost assumptions

3. Ongoing Costs & Assumptions

Even with standard 12-month contracts, there's usually a short gap between one tenant moving out and the next moving in (finding a tenant, cleaning, minor repairs). 3% ~ 11 days/year unoccupied - set to 0% if you assume seamless back-to-back renewals.

4. Capital Appreciation p.a. - 3 Scenarios

Total Investment
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Purchase price + closing costs
Gross Yield
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Annual rent / purchase price
Net Yield
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Income after Service Charge, Management, Vacancy & Other Costs / Total Investment
Annual Cashflow
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after all running costs
Speculative Return by Holding Period
Cumulative net rental income + capital appreciation - exit costs, measured against total investment. Appreciation is calculated from the purchase date, including any construction period.

5-Year Hold short-term

10-Year Hold long-term

Calculation notes: The annualized return (p.a.) is a simplified total-return figure (total investment + cumulative return vs. starting investment, compounded geometrically over the holding period) - it is not a cashflow-discounted IRR, since rental cashflows are summed rather than reinvested. For off-plan properties, rental income and Service Charge only start at handover, but capital appreciation is calculated over the full holding period from the purchase date, including the construction phase. All figures are estimates and do not replace individual financial or tax advice.

Want the real numbers for a specific project?

This calculator uses market averages. If you'd like the actual projected ROI for a specific unit or off-plan project - or have questions about your calculation - book a free, no-obligation call and we'll go through it together.

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Market assumptions used (2026 reference values)

  • DLD Fee: 4% of the purchase price (market practice: paid in full by the buyer), applies to both off-plan and secondary purchases.
  • Secondary closing costs - fixed fees (apply to almost every transaction): 4% DLD fee + AED 40 Oqood/admin fee + AED 5,250 Trustee Office fee + AED 5,250 NOC fee. Agency commission (2% + 5% VAT on the commission) is variable and shown as an optional line, since it depends on whether - and how - a broker is involved. Off-plan purchases from the developer are typically commission-free for the buyer, so the default off-plan cost is the 4% DLD fee only (additional Trustee/title-deed conversion fees at handover can optionally be added).
  • Service Charges vary significantly by location and building, e.g. JVC ~8-14 AED/sqft, Dubai Marina ~12-20 AED/sqft, Business Bay ~12-25 AED/sqft, Downtown Dubai ~18-30 AED/sqft, Dubai Hills ~20 AED/sqft, Palm Jumeirah ~20-25 AED/sqft.
  • 2026 gross rental yields: market-wide ca. 6-8%; JVC/Arjan/emerging areas up to 8.5-9.5%; Dubai Marina ~6-7%; Business Bay ~6.5-7.5%; Dubai Hills ~5.5-7%; Downtown Dubai ~4-6%; Palm Jumeirah ~2.9-5% (a capital-preservation/lifestyle location rather than a yield play).
  • 2026 capital appreciation: market-wide ca. 5-8% p.a.; established locations more typically 4-7% p.a., emerging locations (e.g. Dubai South, Arjan) 8-12% p.a. - off-plan projects in growth corridors have historically shown stronger price gains during the construction/pre-handover phase.

All defaults are editable and intended as guidance - for a binding calculation, verify current listings, actual Service Charge statements, and up-to-date fee quotes from your trustee/agent.