Purchase price
What you pay for the property, before any fees or mortgage. The starting point of every calculation below.
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像专业承销商那样为迪拜房产定价。资本化率与净运营收入剥离按揭影响,呈现物业本身相对您所付价格的真实收入。可作苹果对苹果对比,识别高估房源,谈判前设定合理价格目标。
毛收益率 7.00%
资本化率
4.79%
Below averageNOI د.إ71,838 on د.إ1,500,000
What this means. Yield is below the Dubai median. Verify the area fundamentals before buying.
年度现金流
Reference
Every input and output on this page, explained for any investor profile. Hover the info icons on the calculator itself to see the same content.
What you pay for the property, before any fees or mortgage. The starting point of every calculation below.
Annual rent as a percentage of purchase price. A quick, rough yardstick. Ignores every running cost so always overstates the real return.
Formula
(Annual rent / Purchase price) × 100
How to read the result
Low1/5
Below Dubai baseline. Rent barely covers running costs; price may be inflated.
Below average2/5
Yield is below the Dubai median. Verify the area fundamentals before buying.
Typical3/5
Middle of the Dubai range. A fair deal, neither a bargain nor a premium.
Strong4/5
Above average. Rental income meaningfully above market.
Exceptional5/5
Top-decile yield. Double-check the comparables; verify it is sustainable.
Your net operating income divided by the total cost of buying (including DLD fees and commission). Closer to the cash you actually keep each year.
Formula
NOI / (Purchase price × (1 + transaction cost %)) × 100
How to read the result
Low1/5
Below Dubai baseline. Rent barely covers running costs; price may be inflated.
Below average2/5
Yield is below the Dubai median. Verify the area fundamentals before buying.
Typical3/5
Middle of the Dubai range. A fair deal, neither a bargain nor a premium.
Strong4/5
Above average. Rental income meaningfully above market.
Exceptional5/5
Top-decile yield. Double-check the comparables; verify it is sustainable.
Net operating income divided by purchase price. The standard institutional metric. Used to compare deals and to back out property value from a target return.
Formula
NOI / Purchase price × 100
How to read the result
Low1/5
Below Dubai baseline. Rent barely covers running costs; price may be inflated.
Below average2/5
Yield is below the Dubai median. Verify the area fundamentals before buying.
Typical3/5
Middle of the Dubai range. A fair deal, neither a bargain nor a premium.
Strong4/5
Above average. Rental income meaningfully above market.
Exceptional5/5
Top-decile yield. Double-check the comparables; verify it is sustainable.
Net Operating Income. Effective rent (after vacancy) minus operating costs (service charge, management, maintenance). Shown before any mortgage payment.
Formula
Rent × (1 − vacancy) − service charge − management − other opex
The minimum annual rent needed just to cover operating costs. If actual rent drops below this, you lose money every year before even paying the mortgage.
Formula
Service charge + management + other opex
How many years of net income it takes to earn back the purchase price, with zero appreciation assumed.
Formula
Purchase price / NOI
How to read the result
Fast5/5
Earns back the price in under 8 years of net income. Rare in Dubai.
Strong4/5
Recoups the purchase price in a healthy timeframe.
Typical3/5
Middle of the Dubai pack.
Slow2/5
Returns take years to materialise. Appreciation must pick up the slack.
Very slow1/5
Price inflated relative to net income. Question the deal.
Share of the year the property sits empty between tenants. Dubai prime areas: 3-5%. Secondary areas: 7-12%.
How to read the result
Tight5/5
Strong rental demand. Prime Dubai areas.
Healthy4/5
Dubai typical. Minor turnover only.
Moderate3/5
Some churn expected. Budget for rent-free months.
Soft2/5
Weaker secondary areas or oversupplied submarkets.
Weak1/5
Sustained empty periods. Revisit the area choice.
Annual fee the building charges per square foot for maintenance, security, pool, gym, chiller. Dubai typical: 12-20 AED per sqft.
Formula
Rate per sqft × unit size
Built-up area of the unit in square feet.
Fee paid to a company that handles tenants, inspections, and maintenance on your behalf. Dubai typical: 5-10% of collected rent.
Formula
Rent × management %
Annual running costs outside service charge and management: insurance, DEWA connection, minor repairs, Ejari registration.
One-off fees when you buy: Dubai Land Department registration (4%), agency commission (roughly 2%), admin. Total usually 6-8%.
Formula
Purchase price × transaction cost %
Developers scored
265
Areas covered
164
Units tracked
26,817
Data points per project
150+
Day 1: First call with the buyer concierge, brief discussed. Day 4: Shortlist of 7 units delivered. Day 9: Viewings (remote, video). Day 11: Offer placed. Day 16: Offer accepted, MoU signed. Day 22: Down payment, KYC, escrow. Day 28: DLD title transfer. Day 31: Keys. I time everything. This is fast.
Cap rate is the institutional yardstick for income-producing real estate. In Dubai, it ranges from 4% on Downtown branded residences to 7% on JVC studios. The dispersion comes from service charges (DEWA-cooled tower stock has 25-40% higher charges than chiller-free communities) and from how the local Mollak association manages the building.
Use the cap-rate output as your screening filter before running the full ROI calculator. Anything inside 50bp of the area median is fairly priced; anything more than 100bp above is worth investigating. Oliva\'s area page surfaces the median cap rate for every Dubai community.
Premium areas (Downtown, Palm Jumeirah) print at 4-5% on completed stock. Value-yield areas (JVC, Dubai South, Al Furjan) deliver 6-7%. Anything above 7% in a stabilised area is worth verifying because it usually signals service-charge or management problems.
Rental yield is gross (rent over price). Cap rate is net (rent minus operating costs over price). Cap rate is the institutional standard because it strips out the noise from service-charge dispersion across Mollak buildings.
Yes. Cap rate assumes an unlevered hold so it can compare assets across different financing structures. To incorporate debt, use the cash-on-cash output in the ROI calculator instead.
Three main lines: RERA-approved service charge from the building Mollak filing (typically AED 8-35/sqft/yr), a 1% maintenance reserve on asset value, and an 8% management fee on gross rent. Insurance and vacancy allowance are minor add-backs.
Dubai still trades at a yield premium to mature markets. London prime apartments print at 3.5-4.5% cap rate, New York at 3-4%; comparable Dubai stock sits at 5-6%. The spread compensates for currency exposure and a shorter institutional track record on Mollak data.
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