For investors
The numbers, honestly labelled
Model a return, see the net yield after every fee, check what you can borrow and read the market as the registry records it.
All calculations are approximate
Every figure these tools produce is an estimate based on typical market ranges. Actual prices, fees, service charges and returns vary by building and unit — we confirm the real numbers with you before any decision.
Model your return, then let us find the asset
Set a budget and an objective. We will show you the indicative return profile and the hubs that fit — then bring you the off-plan allocations that are not on the public market.
Approximate return profile
Eligible for 10-Year UAE Residency
Your budget clears the AED 2M property threshold for the Golden Visa.
AED 2,000,000 · AED 750,000
Recommended investment hubs
- Jumeirah Village Circle7.5–9% yield4–6.5% growth
- Dubai South7–8.5% yield5.5–8% growth
- Business Bay6–7.5% yield4.5–7% growth
Figures are indicative market ranges for illustration only, based on typical gross yields, service charges and management costs in each community. They are not a valuation, a forecast, or personalised financial advice. Actual returns vary by building, unit, floor and lease terms. We are not licensed financial advisors — speak to a qualified professional before investing.
The yield after the fees nobody quotes you
A secondary purchase carries roughly 6–7% in acquisition costs before you own it, and a Mollak service charge every year after. This engine divides by what you actually spend, not the headline price.
Total capital outlay
- Purchase price
- AED 1,650,000
- DLD transfer fee (4%)
- −AED 66,000
- DLD admin fee
- −AED 580
- Agency commission (~2%)
- −AED 33,000
- Trustee registration
- −AED 4,200
- Title deed issuance
- −AED 580
6.3% on top of the asking price
percentage points lost to fees and charges
Annual position
- Gross annual income
- AED 102,000
- Service charges
- −AED 16,380
- Management & platform fees
- −AED 5,100
Capital repaid in 21.8 years
RERA Mollak service charge lookup
Service charges are set per building and published on the Mollak system. These are the current indicative community bands.
for 780 sq ft in Dubai Marina
The binding figure is the Mollak statement for your specific building and tower. We pull the actual invoice history before you commit.
Calculations use indicative community averages and standard Dubai transaction costs. They are an illustration of method, not a valuation or a forecast, and exclude mortgage costs, vacancy periods and capital expenditure. Service charges, DLD fees and rental rates change. Take independent professional advice before committing to a purchase.
What you can borrow, and what it really costs
Dubai lending is capped by residency and by whether this is your first property — and the transaction costs cannot be financed. This works out both, so you know the cash you actually need before you commit.
Default is 3-month EIBOR plus a typical bank margin. Your actual rate depends on the lender, your salary and the fixed period.
Your borrowing position
Deposit plus all costs that cannot be financed
- Loan amount
- AED 1,600,000
- Deposit required
- AED 400,000
- Life & property cover
- AED 750
- Total interest over the term
- AED 1,120,024
Costs that cannot be financed
- DLD transfer fee
- AED 80,580
- Agency commission
- AED 42,000
- Trustee office
- AED 4,200
- Mortgage registration
- AED 4,290
- Bank arrangement fee
- AED 16,800
- Property valuation
- AED 3,150
7.6%
This is an illustration of Central Bank lending rules and standard Dubai transaction costs, not a mortgage offer or a credit decision. Loan-to-value caps, the 50% debt burden ratio and DLD fees are regulatory; interest rates, bank margins and arrangement fees vary by lender and by applicant. We are a registered real estate agency and introduce clients to licensed mortgage advisors — we do not lend or provide financial advice.
The market, as the registry records it
Two charts and a set of published indices. Prices come from sales registered with the Dubai Land Department, yields are computed from those prices against live asking rents, and growth is quoted from sources that run a proper index. Where a figure is derived or estimated, it says so.
Growth, quoted rather than computed
These are the figures the transaction data could not produce. A year-on-year median over registered sales returns impossible growth, because sample size, unit-size mix and the off-plan share all move at once. The numbers below come from indices that control for that.
REIDIN house price index, year on year
Inflation-adjusted — the honest figure to quote
ValuStrat average transacted price
ValuStrat average transacted price
All residential — down from an estimated 6.2% four months earlier
Falling. Any projection that assumes rents keep climbing is now wrong.
Price per sq ft by community
Median sale price divided by the citywide median size for this unit type. The denominator is the same for every community, which is what makes the bars comparable — but the ratio is derived, not a reported price per sq ft.
- Bluewaters Island4,215
- Dubai Harbour4,137
- Palm Jumeirah3,201
- Emaar Beachfront3,044
- Downtown Dubai2,810
- City Walk2,810
- DIFC2,732
- Rashid Yachts & Marina2,303
- Dubai Hills Estate2,264
- Dubai Creek Harbour2,217
- Jumeirah Lake Towers2,053
- Dubai Marina2,045
- Emirates Living2,030
- Business Bay1,998
- Mohammed Bin Rashid City1,874
- Jumeirah Beach Residence1,874
- Dubai Islands1,795
- Mudon1,561
- DAMAC Hills1,405
- The Greens & The Views1,366
- Arjan1,187
- Jumeirah Village Triangle1,163
- Al Furjan1,163
- Jumeirah Village Circle1,140
- Motor City1,116
- Emaar South1,093
- Dubai Science Park1,054
- Barsha Heights976
- Dubai South976
- Town Square952
- Dubai Sports City921
- Dubai Silicon Oasis874
- DAMAC Hills 2765
AED per sq ft
Gross yield by community
Each bar spans the lowest and highest gross yield across the unit types a community actually offers. A studio and a three-bed in the same tower can sit two points apart, and a single community figure hides that.
Citywide benchmark: 6.57%
- Barsha Heights8.2–8.5
- Dubai Silicon Oasis7.7–8.8
- Dubai Sports City7.2–8.3
- Town Square6.5–8.6
- Motor City6.7–8.3
- The Greens & The Views7.0–8.0
- Jumeirah Village Circle7.0–7.6
- Jumeirah Village Triangle7.0–7.5
- Arjan6.9–7.5
- DAMAC Hills5.9–8.4
- Al Furjan6.1–8.0
- Emaar South5.5–8.1
- Mudon6.2–7.2
- Tilal Al Ghaf4.9–8.3
- Palm Jumeirah4.7–8.3
- Arabian Ranches5.8–7.2
- DAMAC Hills 25.4–7.6
- Dubai Islands5.9–6.9
- Emirates Living5.7–6.9
- Dubai South5.9–6.7
- Dubai Marina4.6–7.7
- Jumeirah Beach Residence5.4–6.9
- City Walk5.3–6.8
- The Valley5.8–6.0
- Emaar Beachfront5.5–6.0
- DIFC5.4–6.1
- Rashid Yachts & Marina5.5–5.8
- Downtown Dubai4.7–6.5
- Dubai Creek Harbour5.1–6.1
- Dubai Hills Estate5.1–6.0
- Mohammed Bin Rashid City4.5–6.0
- Bluewaters Island4.7–5.4
- Business Bay4.3–5.8
- Jumeirah Lake Towers4.1–5.4
- Dubai Harbour3.8–5.7
Gross yield, %
Where these numbers come from
Prices are medians of sales registered with the Dubai Land Department between 2023-07-01 and 2024-12-30, each qualifying cell backed by at least 25 sales. 70 of the table's 150 price cells were written from that pull; the rest are estimates, and the table does not record which is which. Registrations end in 2024-12-30, so this is a baseline for that period rather than today's asking price — no uplift has been applied.
Rents are medians of live asking listings across 29 communities, with a roughly 4% haircut applied because landlords settle below ask. Computed yields outside 3–9% are discarded rather than published: they indicate a real rent divided by an estimated price, not a market observation.
Growth and benchmark figures: Global Property Guide / REIDIN / ValuStrat / CBUAE. As of 2026-06, review by 2026-10.
Studio 413 · 1 Bedroom 751 · 2 Bedroom 1281 · 3 Bedroom 1852 · 4 Bed Villa 4755 · 5 Bed Villa 4600 · AED per sq ft
What the current market looks like
Community-level pricing and achievable rent, not a specific unit for sale — we bring you the actual off-plan allocations once we know your mandate.
Jumeirah Village Circle
Studio · 413 sq ft
AED 660K
7%
Business Bay
2 Bedroom · 1,281 sq ft
AED 2.56M
5.2%
Dubai Hills Estate
4 Bed Villa · 4,755 sq ft
AED 7.2M
5.7%
Dubai South
Studio · 413 sq ft
AED 600K
6.7%
Palm Jumeirah
3 Bedroom · 1,852 sq ft
AED 6.12M
6.1%
Arabian Ranches
4 Bed Villa · 4,755 sq ft
AED 5.6M
7.2%
Prices and yields are indicative community averages, not listings for a specific unit — see the disclaimer under the ROI calculator above. Golden Visa eligibility assumes the AED 2M property threshold at the indicative price shown.
The arithmetic that moves capital here
Gross residential yields and the tax treatment of rental income, compared across the cities international buyers usually weigh against Dubai.
Yields are indicative citywide residential ranges and vary widely by district and asset. Tax treatment is simplified and depends on your residency and structure — take independent tax advice.
Research before the call
Ask for the guide that fits your mandate — a senior advisor sends it on WhatsApp.
Dubai Investment Guide
Best-yield communities, tax treatment, off-plan vs ready, exit strategy.
The Golden Visa Guide
How a single AED 2M property unlocks 10-year UAE residency.
Top Rental Yield Communities
Ranked by indicative net yield across the communities we cover.
Private consultation
Tell us what you are looking for
A short conversation about your budget, timeline and goals. No scripted pitch. You will speak to a senior advisor, not a call centre.