§ Tool 01 · Yield Engine

Run the numbers on a
Dubai property.

Set the price, rent and costs. We calculate gross yield, net yield, annual cash flow, and the full hold-period return — including capital gains.

  • 0%capital gains tax
  • 7.4%avg gross yield
  • RERAverified data

Input · 06 fields

Your investment.

Property

AED
200K5M10M20M
AED / yr
20K250K500K1M

Holding costs

AED
%
%

Hold & appreciation

%
years
Recalculates as you type

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The tax edge

Dubai keeps every basis point of your yield.

A 5–6% net yield in Dubai outperforms a 7–8% gross yield in London or NYC after national income tax. There is no capital-gains tax, no annual property tax, no rental-income tax for individuals.

Market Headline tax Effective net yield*
Dubai 0% 5.42%
London 40% 3.25%
New York 37% 3.42%
Sydney 32.5% 3.66%

* Modelled on a representative AED 1.65M / 100K rent property after standard holding costs and resident-bracket income tax. Indicative only.

Reference · 2026

Average yield by Dubai area.

Use these as sanity checks for your inputs. Apartment yields trend higher than villas; outer-belt areas (JVC, Dubai South) outyield prime central districts.

Area Type Avg AED / sqft Gross yield
Dubai South Villas / Apts AED 760 8.2%
JVC Apartments AED 980 8.0%
Business Bay Apartments AED 1,780 6.9%
Dubai Marina Apartments AED 1,920 6.4%
Dubai Hills Mixed AED 1,680 6.1%
Creek Harbour Apartments AED 1,850 5.9%
Downtown Dubai Apartments AED 2,450 5.6%
Palm Jumeirah Mixed AED 3,350 5.2%

Q&A

Frequently asked.

  • 01 What is a good rental yield in Dubai?
    A gross rental yield of 6–8% is considered excellent. JVC and Dubai South average 7.5–8.5%. Premium areas (Palm, Downtown) average 5–5.5% gross. Net yield after costs is typically 1.5–2% lower.
  • 02 What costs should I include in a Dubai ROI calculation?
    Service charges (AED 10–25/sqft/year), management fees (5–8% of rent), DEWA/chiller costs, agent re-let fee (5% of annual rent), vacancy allowance (5–10%), and DLD registration (4% one-time).
  • 03 Is Dubai property income tax-free?
    Yes. There is zero income tax, capital gains tax, and property ownership tax in Dubai. This dramatically improves net ROI compared to London (45% income tax bracket), Toronto, or Sydney.
  • 04 How is appreciation modelled here?
    We compound your annual appreciation rate over the hold period using a simple geometric model: exit value = price × (1 + rate)^years. The Dubai market 5-year average is around 7%, but cycles vary — model conservatively (3–5%) for long horizons.