Calculator
Rental yield calculator
This calculator works out the gross and net rental yield on a Dubai property. Gross yield compares annual rent with the purchase price. Net yield first deducts running costs, such as service charges, maintenance, management fees and vacancy, and can include buying costs in the price. The result is only as good as your inputs, so check rent and service charges against official sources.
- Gross yield
- Annual rent ÷ price
- Net yield
- (Rent − running costs) ÷ (price + buying costs)
- Rent check
- DLD rental index and recent comparable lets
- Service charges
- Current figure from Mollak
How to use it
1. Enter the purchase price, and the buying costs if you want them in the net figure (the buying cost calculator helps). 2. Enter the expected annual rent. 3. Enter annual service charges, maintenance, management fees, insurance and an allowance for vacant time. 4. Read the gross and net yield.
How the calculation works
Gross yield = annual rent ÷ purchase price × 100. Net yield = (annual rent − annual running costs) ÷ (purchase price + buying costs) × 100. Mortgage interest is excluded, so the result shows the property's return before financing.
Where to get reliable inputs
- Rent: achieved rents for similar units and the DLD rental index, not asking prices. A rental valuation can help.
- Service charges: the current approved budget in Mollak, under Law No. 6 of 2019.
- Management fees: a written quote; see property management fees.
Limitations
Yield is a snapshot, not a forecast. It ignores capital growth or loss, financing, tax in your home country and changes in rent. Renewal increases are capped under Decree No. 43 of 2013, so rent may not keep pace with the market. Our rental yield guide explains how to read the result.
Questions people ask
Is gross or net yield more useful?
Net yield, because service charges and other costs vary widely between buildings. Gross yield is useful only for quick comparisons.
What is a good rental yield in Dubai?
It depends on the area, the property and your goals, and we do not publish target figures. Compare net yields on like-for-like properties using verified inputs.
Does a holiday home produce a higher yield?
It may, but costs are higher, occupancy varies and a DET permit is required. See our short-term rental guide.
Should I include the 4% DLD transfer fee?
For net yield, yes. It is part of what you paid to acquire the property.
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