Dubai Property ROI Calculator 2026 — True Net Yield
Calculate real net yield after DLD 4%, agent commission, service charges and vacancy on any Dubai property. Free, no signup. Includes 2026 fee schedule + area benchmarks.
What is Dubai property ROI in 2026?
Dubai property ROI is the annual return on a real estate investment expressed as a percentage of the purchase price. Net ROI subtracts service charges (AED 12–25/sqft), vacancy (5–10%), maintenance, and management fees from the headline rent. A typical 2026 Dubai apartment delivers 5–7% net rental yield plus capital appreciation averaging ~7% YoY over the last three years.
Free Dubai Net Yield Calculator
Enter any Dubai property's numbers below — gross and net yield instantly. No signup required.
The "8% Return" Lie
Most real estate agents quote Gross Yield (Annual Rent ÷ Purchase Price). This metric is useless. It ignores service charges, vacancy rates, and maintenance costs, which can eat up to 40% of your profits.
The Real Formula: Net ROI
At REMAP, we don't guess. Our Investment Evaluator algorithms use real-time data to calculate the only number that matters: Net Cash on Cash Return.
Worked Example: AED 1.5M JVC 1-Bedroom
A typical mid-tier Dubai purchase. Listing claims 8.0% gross yield — let's see what actually lands in your pocket.
What the agent shows
What REMAP shows
The advertised 8.0% gross yield is actually 5.5% net — a 31% haircut. That's before closing costs (DLD fees + agent commission), which add another ~6% to your entry price.
The Real Entry Cost: DLD + Closing Stack (2026)
On the same AED 1.5M apartment, your actual cash out on day one is closer to AED 1.59M once Dubai Land Department fees and closing costs land.
| Cost item | Rate | AED amount |
|---|---|---|
| DLD transfer fee | 4% of price | 60,000 |
| Agent commission | 2% + 5% VAT | 31,500 |
| DLD trustee office fee | Fixed | 4,200 |
| Title deed issuance | Fixed | 580 |
| NOC fee (developer) | Varies | 1,500–5,000 |
| Mortgage registration (if financed) | 0.25% of loan | 2,000–4,000 |
| Total closing | ~6.4% | ~96,000 |
Use the DLD fees calculator for an exact breakdown on your specific purchase.
Dubai ROI by Area (2026 Benchmarks)
Gross yields cluster in high-supply mid-market areas; net yields tighten as service charges and price-tier scale. Click any community for a deep area guide.
| Community | Avg price (1BR) | Service charge | Gross yield | Net yield |
|---|---|---|---|---|
| International City | AED 480k | AED 11/sqft | 9.0% | 5.8% |
| Discovery Gardens | AED 750k | AED 13/sqft | 8.5% | 6.2% |
| Jumeirah Lake Towers (JLT) | AED 1.4M | AED 18/sqft | 8.1% | 5.9% |
| Jumeirah Village Circle (JVC) | AED 1.2M | AED 15/sqft | 7.5% | 5.4% |
| Dubai Marina | AED 2.1M | AED 22/sqft | 6.2% | 4.5% |
| Downtown Dubai | AED 2.8M | AED 28/sqft | 5.5% | 3.9% |
Yields shown are 1-bedroom averages from DLD transactions + Bayut active listings, 2026 Q1. Off-plan handovers can push net yields 1–2% higher during the first 24 months due to lower service-charge zones being activated.
Why Service Charge Data is King
The "Cheap" Tower Trap
You buy a cheap apartment in JVC for AED 600k renting for 50k (8.3% Gross). But service charges are AED 18/sqft.
The REMAP Advantage
Our platform automatically pulls actual service charge data from the DLD for every specific building. We don't use averages. We use facts.
See the full DLD-data analysisThe Capital Gain Factor
Cash flow keeps you safe, but capital appreciation makes you wealthy. REMAP tracks Transaction Velocity (the speed of sales) to predict price surges before they happen. Dubai capital values have grown ~7% YoY across 2022–2025; off-plan handover communities have seen 12–20% appreciation in the first 24 months post-completion.
Dubai Property ROI — Frequently Asked Questions
What is a good ROI for a Dubai property in 2026?+
A healthy net ROI (after service charges, vacancy, and maintenance) for a Dubai apartment is 5–7%. Gross yields of 8%+ often shrink to under 6% net. REMAP calculates net cash-on-cash using actual DLD service charge data for the specific building.
How do I calculate net rental yield in Dubai?+
Net rental yield = (Annual rent − service charges − maintenance − management fees − vacancy loss) ÷ purchase price. REMAP pulls live service charge and rental comps to automate this for any Bayut or Property Finder URL.
Which Dubai areas have the highest rental yields in 2026?+
As of 2026: International City (~9% gross), Discovery Gardens (~8.5%), JLT (~8.1%), JVC (~7.5%), and Dubai Sports City (~7%). However, high gross yields often mean higher service charges and older buildings — always compare net yields, not gross.
Does REMAP include DLD fees in ROI calculations?+
Yes. The Investment Evaluator factors the 4% DLD transfer fee, 2% agent commission, ~AED 4,000 trustee and registration fees, mortgage registration (0.25% of loan if applicable), and closing costs into your cash-on-cash return calculation.
How accurate is REMAP compared to Bayut or Property Finder?+
REMAP consumes Bayut and Property Finder listings as data inputs, then enriches them with DLD transaction history, building-specific service charges, and real rental comps. This produces a net ROI instead of the gross yield shown in listing ads.
What is the difference between gross and net rental yield?+
Gross yield = annual rent ÷ purchase price. Net yield subtracts service charges (AED 12–25/sqft typical), vacancy (5–10% in Dubai), maintenance (~5% of rent), and management fees (5–8%). The net is usually 25–35% lower than the gross headline.
How much are DLD fees in Dubai in 2026?+
The DLD transfer fee is 4% of the purchase price (split as 2% buyer + 2% seller traditionally, but normally paid in full by the buyer in practice). Add agent commission (typically 2%), trustee office fee (AED 4,000), and title-deed issuance (~AED 580).
What is the typical service charge in Dubai apartments?+
Service charges range from AED 8/sqft (older budget towers in International City) to AED 35/sqft (premium Marina + Downtown buildings). The RERA-published service charge index lists per-building 2026 charges — REMAP overlays this onto every analysis.
Is property in Dubai a good investment for foreigners in 2026?+
Foreigners can buy freehold in designated areas with no residency requirement. AED 2M+ purchase qualifies for the 10-year Golden Visa. Net yields of 5–7% are competitive vs European capitals (London/Paris 2–3% net), and capital gains have averaged ~7% YoY 2022–2025.
How do I factor mortgage payments into ROI?+
Cash-on-cash return = (annual net rent − annual mortgage payments) ÷ down payment + closing costs. REMAP's calculator lets you toggle financing on/off — cash buyers see absolute ROI; mortgaged buyers see leveraged cash-on-cash, which is often 2–3× higher.
What vacancy rate should I assume for a Dubai rental?+
Use 5% for Marina, Downtown, JBR, Palm Jumeirah (high demand). Use 8–10% for JVC, JVT, Dubai South, Dubai Sports City (longer void periods between tenancies). Off-plan handover surges can push vacancy to 15% in the first 12 months.
Do I pay tax on Dubai rental income?+
The UAE has no personal income tax on rental income for individual landlords. From June 2023, corporate tax (9%) applies to entities with profits above AED 375k. Most retail Dubai landlords hold property personally and pay no UAE tax — but check your home-country tax treaty.
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