Dubai Rental Yield Calculator 2026

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Frequently asked questions

What is a good rental yield in Dubai?

A defensible gross rental yield on a Dubai apartment sits between 5% and 8%. JVC, Dubai South, and International City typically print at the upper end (7-9% gross). Premium areas like Downtown, Palm Jumeirah, and Marina lean lower (4-6%) but compensate with capital appreciation.

How is gross rental yield calculated?

Gross rental yield = annual rent / purchase price x 100. For a Dubai apartment let at AED 90,000/year and bought at AED 1.5M, gross yield = 6%. The calculator uses the purchase price before DLD 4% transfer fee for the most-used industry benchmark.

What is the difference between gross and net rental yield?

Gross yield ignores costs. Net yield subtracts service charge (Mollak), maintenance reserve (1% of asset value), and management fee (8% of rent). On a typical Dubai apartment the gross-to-net spread is 1.5-2.5 percentage points; a 7% gross usually nets to 4.5-5.5%.

How accurate is the rental data behind this calculator?

The area benchmarks pull from Ejari-registered rental contracts filed with the Dubai Land Department, refreshed each quarter. Ejari is the legal rental registry covering every formal lease in Dubai, so the median rent figure represents transacted reality rather than asking prices.

Should I use Ejari rent or asking rent in the calculator?

Use Ejari-recorded rent if you have access to it; otherwise the median asking rent on Property Finder or Bayut, discounted 5-8% for negotiation. The calculator pre-fills the area median Ejari rent when you pick a community to keep the input grounded in transacted data.

Does the rental yield calculator account for mortgage costs?

Yes. Toggle the mortgage section to enter down payment, rate, and tenor; the calculator surfaces cash-on-cash return (annual net cash flow / cash invested) alongside the unlevered yield. Cash-on-cash is the right metric for comparing a mortgaged Dubai buy-to-let against other yield investments.

Embed this calculator

Paste this iframe on your site:

Attribution back to Oliva is included in the embed. Free for editorial use.

Frequently asked questions

What is a good rental yield in Dubai?

How is gross rental yield calculated?

What is the difference between gross and net rental yield?

How accurate is the rental data behind this calculator?

Should I use Ejari rent or asking rent in the calculator?

Does the rental yield calculator account for mortgage costs?