Purchase price
What you pay for the property, before any fees or mortgage. The starting point of every calculation below.
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对迪拜买入出租做端到端的快速核查。把年租金回报与预期增值合算,扣除真实成本(交易费、维护、管理),给出您选定持有期内对投入现金的总回报。可作初筛;最终决定前再用资本化率、DSCR、IRR 进一步精算。
د.إ125,000
年租金 د.إ30,000
迪拜长期 3-5%
总 ROI
153.5%
Exceptional30.7% annualised · over 5 years
What this means. Top-tier outcome. Validate appreciation and exit assumptions; returns this high usually mean aggressive inputs.
成本拆解
逐年预测
| 年 | 房产价值 | 累计租金 | 权益 |
|---|---|---|---|
| Y1 | د.إ517,499 | د.إ30,000 | د.إ142,099 |
| Y2 | د.إ535,612 | د.إ60,000 | د.إ184,812 |
| Y3 | د.إ554,358 | د.إ90,000 | د.إ228,158 |
| Y4 | د.إ573,761 | د.إ120,000 | د.إ272,161 |
| Y5 | د.إ593,843 | د.إ150,000 | د.إ316,843 |
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.
Cash you put in up front. The rest of the purchase price is financed with a mortgage.
Annual rent as a percentage of 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.
Assumed yearly property price increase. Dubai long-run historical: 3-5%. Over short windows appreciation can swing from -10% in downturns to +20% in boom phases.
How to read the result
Declining1/5
Value erodes year over year. Common in oversupplied cycles or after rate shocks.
Stagnant2/5
Below inflation. The property is not building meaningful wealth.
Typical3/5
In line with Dubai long-run average over 7-10 year holds.
Strong4/5
Above average. Prime areas in up-cycles often sit in this band.
Boom5/5
Exceptional growth. Rare and usually unsustainable beyond short windows.
How many years you keep the property before selling.
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.
Total profit over the holding period divided by the cash you put in, expressed as a percentage. Combines rental income, appreciation, and exit value net of all costs.
Formula
Total profit / Cash invested × 100
How to read the result
Weak1/5
Barely beats inflation. Cash sitting in a deposit would have done similar work.
Below market2/5
Modest cumulative return. Check whether appreciation assumptions are conservative enough.
Typical3/5
Dubai long-hold average for a balanced rent-plus-appreciation profile.
Strong4/5
Well-executed deal or high-growth submarket. Solid total return.
Exceptional5/5
Top-tier outcome. Validate appreciation and exit assumptions; returns this high usually mean aggressive inputs.
Total ROI divided by the number of years held. Simple average, does not compound.
Formula
Total ROI / Years held
How to read the result
Weak1/5
Barely beats inflation on a per-year basis.
Below market2/5
Below long-run Dubai leveraged returns.
Market3/5
Typical Dubai per-year outcome for a balanced buy-to-let.
Strong4/5
Well above market. Solid annualised compounding.
Exceptional5/5
Top-tier annualised return. Stress-test appreciation assumptions.
Annual net rent divided by the cash you put in. Unlike IRR, it ignores price appreciation and exit value.
How to read the result
Weak1/5
Below risk-free alternatives.
Below market2/5
Low yield on cash invested.
Market3/5
Typical Dubai cash-on-cash.
Strong4/5
Solid yearly cash return.
Exceptional5/5
Very high yearly yield on cash.
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 %
Total cash in minus total cash out. The final dollar-value P&L of the deal.
Dubai property ROI is the cumulative return over your holding period, expressed as a percentage of the cash you actually put into the deal. It blends rental yield, capital appreciation, mortgage interest, and transaction costs into a single comparable figure so a Marina apartment and a JVC apartment can be lined up against each other on a like-for-like basis.
Most Dubai investors think in two horizons: 3-5 years for off-plan handover-and-flip, and 7-10 years for a lifetime rental hold. The calculator handles both. The output also surfaces a cash-on-cash return, which is the annualised yield on the down payment alone and is the cleanest number to compare against alternative investments.
Oliva uses Dubai Land Department transaction data and Ejari-matched rental contracts to validate the assumptions you feed in. If your inputs disagree with the area benchmark by more than 20%, the project page surfaces a warning so you can stress-test before signing.
A defensible 5-year ROI on a Dubai buy-to-let sits between 35% and 60% depending on location, use, and yield. JVC and Business Bay typically print at the upper end on yield, while Downtown and Palm Jumeirah lean on appreciation.
Transaction costs are bundled at 5% of purchase price (DLD 4% plus broker, NOC, and Oqood fees). Adjust the number if your developer is paying part of the DLD fee or if you negotiated a lower commission.
Developer brochures use marketing-grade assumptions (gross yield, no maintenance, no management fee, optimistic appreciation). Oliva subtracts transaction costs, 10% of rental income for maintenance, and 8% for management before computing return.
Use gross. The calculator applies a 10% maintenance haircut and an 8% management haircut on top, which together approximate the gross-to-net spread observed across Ejari contracts.
Short holds amplify transaction-cost drag. The calculator will still solve, but anything under 3 years on a leveraged Dubai purchase is heavily exposed to capital-appreciation timing rather than yield compounding.
Last updated
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.