§ Tool 05 · Yield Engine
Net yield
decides the deal.
Calculate gross and net rental yield after all real-world costs — service charges, vacancy, management, DLD acquisition. Then compare against area benchmarks.
- 7.5% JVC gross
- 0% income tax
- ~2% gross–net gap
Market benchmarks
How does your property compare?
2026 averages for gross and net yield by area. Your calculated value is above.
Area Gross Net (est.) AED/sqft vs Your net
JVC 7.5% 6.2% 980 —
Dubai South 8.2% 6.9% 760 —
Business Bay 6.9% 5.6% 1,780 —
Dubai Marina 6.5% 5.2% 1,920 —
Downtown 5.8% 4.6% 2,450 —
Palm Jumeirah 5.2% 4.0% 3,350 —
* 2026 market data. Net yield assumes: 14 AED/sqft service charge, 5% vacancy, 5% management.
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Q&A
Frequently asked.
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01 What is a good net rental yield in Dubai?
A net yield of 5–7% is strong by global standards. JVC and Dubai South typically achieve 6–7% net. Premium areas (Palm, Downtown) range 4–5% net but offer stronger capital appreciation potential. -
02 What costs reduce gross yield to net yield?
Service charges (AED 10–25/sqft/year), property management (5–8% of rent), vacancy allowance (5–10% of gross rent), annual maintenance (~0.5–1% of property value), and amortised acquisition costs (DLD 4%, agency 2%, registration AED 4,000). -
03 How do I calculate break-even in years?
Break-even = Total acquisition cost ÷ Annual net income. For a AED 1.5M property with 7% acquisition costs and AED 90,000 net income per year, break-even ≈ (1,500,000 × 1.07) ÷ 90,000 ≈ 17.8 years. Lower costs and higher yield = faster break-even. -
04 Does Dubai have rental income tax?
No. There is zero income tax, capital gains tax, or property tax in Dubai. All net rental income is retained by the investor, which dramatically improves real returns vs London (45% bracket), Toronto, or Sydney. -
05 What vacancy rate should I assume?
Use 5–10% as a conservative default. Well-located apartments in liquid areas (JVC, Marina, Business Bay) regularly achieve 90–95% occupancy. Villa communities and niche locations may run 10–15% vacancy.