True Net-Yield
Building Simulator
Gross yield is a vanity metric. Select any Dubai building to see the yield after service charges, DLD fees, and mortgage costs — the number investors actually keep.
Select a Building
Search any Dubai building. We pull DLD transaction history and Ejari rental contracts instantly.
Instant Gross Yield
The headline yield — annual rent ÷ purchase value. Free, instant, no sign-up.
True Net Yield — Full ROI Scenario
UnlockGross yield ignores service charges, DLD fees, and financing. Input your costs below to see the real number investors actually keep.
Community rates: Marina 18–25 · Downtown 22–28 · JVC 10–14
Standard is 4% in Dubai
UAE mortgage rates ≈ 4.5–6%
Expat minimum is typically 20%
Why Gross Yield Misleads Dubai Investors
When a property is marketed at a “7% yield,” that figure is almost always the gross yield — annual rent divided by price, with nothing deducted. In reality, a Dubai landlord keeps nowhere near that. Annual service charges in premium towers run AED 18–28 per sqft. The DLD transfer fee takes 4% of the purchase price up front. And if you are financing with a mortgage, the interest cost alone can consume several percentage points of your return.
The net yield tells you what the property actually returns after these costs:
Net Yield = (Annual Rent − Annual Service Charges) ÷ Purchase Price
Add mortgage interest and the picture changes again — which is why this simulator lets you model the full ROI scenario, not just the headline number.
How the Simulator Works
- 1
Select a building. Search by name and we pull the building's DLD transaction history and Ejari-registered rental contracts.
- 2
See the gross yield instantly. Average recent sale price versus average annual rent, calculated live and free.
- 3
Model your costs. Enter your estimated service charge per sqft, DLD fee, mortgage rate, down payment, and term.
- 4
Generate the full ROI scenario — net yield, cash-on-cash return, and annual cash flow after debt service.
- 5
Unlock the PDF report with your email and phone for the complete, portable investment analysis.
Reference: Dubai Net Yields by Area (2026)
Typical gross and net yields for a 1,000 sqft unit with a 20% down payment and 25-year mortgage. Actual building-level results vary — use the simulator above for a specific building.
| Area | Gross Yield | Service Charges | Net Yield (no mortgage) |
|---|---|---|---|
| Dubai Marina | 6.5 – 7.5% | AED 18–25/sqft | 5.0 – 5.8% |
| Downtown Dubai | 5.8 – 6.8% | AED 22–28/sqft | 4.4 – 5.2% |
| Business Bay | 6.0 – 7.0% | AED 18–24/sqft | 4.6 – 5.4% |
| JVC | 6.8 – 7.8% | AED 10–14/sqft | 5.6 – 6.4% |
| Dubai Hills Estate | 5.2 – 6.2% | AED 14–20/sqft | 4.0 – 4.8% |
| International City | 7.5 – 8.5% | AED 8–12/sqft | 6.4 – 7.2% |
Indicative ranges based on DLD transaction and Ejari rental data, RERA Service Charge Index 2025-2026, and typical 2026 mortgage pricing. Not investment advice.
Frequently Asked Questions
What is the difference between gross yield and net yield in Dubai?
Gross yield is annual rent divided by purchase price. Net yield subtracts ownership costs — annual service charges first, then DLD transfer fees and mortgage interest. A building that shows 6% gross can drop to 4.5% net once service charges and financing are applied. This simulator shows both.
How do service charges affect rental yield in Dubai?
Service charges directly reduce net yield. At AED 20/sqft on a 1,000 sqft unit, that is AED 20,000 per year off your rent. On a AED 2M unit renting for AED 120,000, that single cost cuts yield by a full percentage point.
What is a good net rental yield in Dubai in 2026?
For apartments, a strong net yield is 5–7% in high-demand areas. Gross yields of 6–8% typically become 4.5–6% net after service charges. Below 4% net, you are relying mostly on capital appreciation rather than income.
Does the DLD fee affect yield?
Yes. The DLD transfer fee is 4% of the purchase price. On AED 2M that is AED 80,000 at acquisition. Spread over a 5-year hold, it reduces annual return by roughly 0.8% per year — a real drag on performance that gross yield ignores.
Where does the yield data come from?
Live Dubai Land Department transaction records (recent sale prices) and Ejari-registered rental contracts (current rents), matched at the individual building level. Gross yield = average annual rent ÷ average recent sale price.
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Disclaimer: All figures are estimates from DLD and Ejari public data and user assumptions. Service charges vary by building and management company. This tool is for informational purposes only and is not investment, financial, or legal advice.