Purchase price
What you pay for the property, before any fees or mortgage. The starting point of every calculation below.
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同一处房产,两种截然不同的收入画像。短租(Airbnb 类)每晚收入更高,但要付清洁、水电与运营商费;长租更稳、省心但天花板更低。本计算器比较两者净现金流,找出短租真正胜过长租的入住率门槛。
短租
长租
STR net yield
3.04%
Below averageNet د.إ45,638/yr
What this means. Yield is below the Dubai median. Verify the area fundamentals before buying.
LTR net yield
4.72%
Below averageWinsNet د.إ70,738/yr
What this means. Yield is below the Dubai median. Verify the area fundamentals before buying.
Recommendation. Above 72% occupancy, short-term rental beats long-term. Below that, long-term is the safer play. Your assumption: 65%.
短租 vs 长租年度对比
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.
What you charge per night as a short-term rental. Dubai prime: 600-1,500 AED. Secondary: 300-600 AED. Adjust seasonally.
Percentage of nights the property is booked. Dubai prime STR: 65-80%. Secondary: 40-55%.
How to read the result
Weak1/5
Half the year empty. Secondary areas or poor listing quality.
Below market2/5
Below Dubai STR average. Review pricing and listing.
Market3/5
Typical Dubai STR occupancy.
Strong4/5
Prime-area level performance.
Exceptional5/5
Sustained near-full occupancy. Rare; question the assumption.
Commission taken by Airbnb, Booking.com, etc. Typical 10-17% of gross revenue.
Fee paid to a short-term rental operator for check-in, cleaning coordination, listing, and guest comms. Typical 15-25%.
Monthly spend on cleaning between guests. Higher occupancy = higher cleaning cost.
DEWA, internet, streaming, consumables. Host-paid for short-term rentals; tenant-paid for long-term.
The yearly rent a long-term tenant pays on a standard Ejari contract.
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.
Fee to a long-term rental manager. Typical 5% of rent.
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
Short-term rental net cashflow (after all fees, cleaning, utilities, service charge) divided by purchase price.
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.
Long-term rental net cashflow (after vacancy, management, service charge) divided by purchase price.
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.
The occupancy percentage at which short-term rental net income equals long-term net income. Above this, STR wins.
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.
The same Dubai apartment can yield very different returns depending on how you let it. Long-term (12-month Ejari) gives stable but lower cash flow. Short-term (Airbnb / DTCM holiday home) can yield 1.5-2x but requires furnishing, management, and DTCM compliance. Mid-term corporate stays sit in the middle and serve the relocation market.
The calculator quantifies each strategy on gross yield, net yield, and effort. Match the output against the building rules (some Mollaks prohibit short-term) and your appetite for operational management before committing.
Yes, with a DTCM holiday-home permit. Building owners associations (Mollak) can prohibit short-term in their regulations; check the building rules before listing.
Tourist-heavy areas: Dubai Marina, JBR, Downtown, Palm Jumeirah. Suburban areas (JVC, Dubai South) generally underperform short-term but excel at long-term yield.
Budget 25-35% of revenue for operating costs: DTCM permit (AED 1,500-2,000/year), Tourism Dirham (10-15 AED per night), management agency (15-25% of revenue), cleaning between guests, utilities (DEWA + chiller), and furniture amortisation. Net margins typically run 65-75% of gross revenue.
Tourist-heavy areas: 70-85% peak season (Nov-Apr), 45-60% summer (Jun-Sep). Annual blended occupancy of 65-75% is realistic for Marina and Downtown. Suburban areas struggle to clear 50%.
Mid-term (30-90 day stays) suits relocation, project-based work, and medical tourism. Rates are 1.5-2.5x long-term Ejari rent for the same unit, with much lower turnover effort than short-term. Best fit: 1-2BR furnished apartments near DIFC, healthcare clusters, or industrial freezones.
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