Purchase price
What you pay for the property, before any fees or mortgage. The starting point of every calculation below.
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专业投资人真正会问的:在整个持有期内,您的权益年化回报究竟多少?本计算器按年度跑现金流模型,包含租金增长、空置、资本支出、按揭摊还与假定退出价。给出杠杆 IRR、无杠杆 IRR、权益倍数,以及累计现金流转正的年份。
Equity د.إ600,000 / Loan د.إ900,000
Exit value د.إ1,548,862
杠杆 IRR
2.7%
Below hurdleOver 7 years · Unlevered IRR 4.2%
What this means. Below the opportunity cost of equity. Cash in hand would earn more elsewhere.
累计权益头寸
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.
The cash you put in up front. The rest of the purchase price comes from a mortgage.
Formula
Purchase price × equity %
How much rent increases each year. Dubai historical range: 2-5% compounded.
Operating costs expressed as a percentage of rent. Dubai typical: 15-25% for apartments.
One-off major spending like replacing AC, refitting kitchens, major repairs. Not recurring annual opex.
Annual mortgage interest rate. Dubai variable rates typically 4.5-6.5% (EIBOR-linked). Fixed offers land 20-50 basis points above variable in most cycles.
How to read the result
Very cheap5/5
Rarely seen in Dubai. Usually reserved for private-bank clients or promotional periods.
Below market4/5
Competitive Dubai rate. Good negotiation outcome.
Market3/5
Typical Dubai resident rate on a standard loan.
Expensive2/5
Above market. Common for non-residents or marginal credit profiles.
Very expensive1/5
Materially above market. Refinance would likely improve your DSCR.
How many years you take to repay the mortgage. Longer term = smaller monthly payment, but more total interest paid.
How many years you keep the property before selling.
The yield a future buyer will demand when you sell. Higher exit cap means lower sale price. Be realistic: use at or above today’s cap rate.
Your annualised return on the cash you actually invested, accounting for the mortgage. Takes time-value-of-money into account.
How to read the result
Below hurdle1/5
Below the opportunity cost of equity. Cash in hand would earn more elsewhere.
Below market2/5
Below institutional Dubai targets. Verify rent and exit assumptions.
Market3/5
Within the Dubai long-term range for leveraged private real estate.
Strong4/5
Above market. Attractive risk-adjusted return if assumptions hold.
Exceptional5/5
Top-tier. Stress-test inputs; returns this high usually mean aggressive assumptions.
The return the property produces on its own, ignoring any mortgage. Useful for comparing to cash buyers or all-equity investors.
How to read the result
Below hurdle1/5
Property alone does not meet cash-buyer expectations.
Below market2/5
Cash-buyer return is weak; use is doing most of the work.
Market3/5
Typical Dubai unlevered return.
Strong4/5
The property produces strong returns without financing help.
Exceptional5/5
Cash-flow rich asset. Validate rent growth and exit cap assumptions.
Total money back divided by total money in. A 2.0x multiple means you got twice your investment back, including the original principal.
Formula
Total distributions / Total equity in
How to read the result
Weak1/5
You barely got your money back. Factor in inflation and time spent.
Below average2/5
Modest multiple. Long holding period needed to compound meaningfully.
Market3/5
Doubled equity including principal. Standard Dubai outcome over 7-10 years.
Strong4/5
Well above average. Equity multiplies meaningfully.
Exceptional5/5
Top-tier multiple. Uncommon; verify exit assumptions.
The year your cumulative levered cashflow (rent + sale proceeds minus mortgage) equals the equity you put in.
How to read the result
Fast5/5
Equity returned in under 4 years. Very strong cashflow.
Strong4/5
Cumulative cashflow crosses zero early in the hold period.
Typical3/5
Mid-cycle payback. Standard for Dubai rental assets.
Slow2/5
Equity returned late in the hold period. Most profit comes from exit.
Beyond hold1/5
Equity never returned during the hold. Exit must do all the lifting.
Sale price after agency fees, minus any outstanding mortgage. What lands in your bank account at exit.
Formula
Sale price − selling costs − loan balance at exit
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.
IRR is the discount rate that makes the net present value of all cash flows (initial outlay, rental income, exit) equal to zero. It is the institutional standard for measuring real-estate returns because it correctly weights cash flow timing: an early-handover off-plan property and a stabilised completed asset look very different on IRR even if their total ROIs are similar.
A Dubai buy-to-let with 75% use and a 5-year hold typically prints an IRR between 11% and 16%, with the spread driven by area appreciation. Use this calculator to compare two candidate projects head-to-head; the Oliva project page exports the cash-flow assumptions so you can plug them in directly.
A defensible IRR on a Dubai buy-to-let sits between 9% and 14% over a 5- to 10-year hold, depending on use. Off-plan with high developer-delivery risk should target the upper end to compensate.
IRR is the institutional standard because it accounts for when the cash flows occur. ROI is a simpler total-return measure. Use both: ROI for a quick screen, IRR for a final decision.
IRR computes the discount rate that zeroes NPV, so you don't pick one. To benchmark whether the resulting IRR is acceptable, compare against an 8-10% cost of capital for a UAE resident investor and 10-12% for a non-resident with currency risk.
Yes. The calculator nets mortgage interest, principal, service charge, the DLD 4% transfer fee at acquisition, and brokerage at exit before computing the levered IRR. Switch to unlevered mode to see the asset-level return excluding financing.
Off-plan IRR typically prints 200-500 bps above ready stock over a 5-year hold because the payment plan defers most cash outflows while you retain full asset exposure. The flipside is delivery risk; model a 6-12 month handover delay in the downside case.
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