Dubai rental yield calculator
Estimate the gross and net rental yield, net annual income, and payback period on any Dubai property — then see how it compares to the market. Independent, with no sales agenda.
Indicative rates only · updated 2026-05-31. Not financial advice.
Your figures
Management, maintenance, insurance, etc.
Gross yield
7.2%
Net yield
6.0%
Net annual income
AED 90,000
Payback period
16.7 yrs
Above the ~6.0% typical dubai prime gross benchmark.
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Book a no-obligation consultation — we’ll bring your figures into the conversation.
Book a consultationEstimates only. Benchmark ~6.0% (Bayut / Engel & Völkers, 2026) · market figures as of 2026-07-02. Actual yields depend on financing, vacancy, fees, and market conditions, and should be confirmed with a qualified advisor before investing.
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How to calculate rental yield in Dubai
Gross rental yield = (annual rent ÷ purchase price) × 100. For example, AED 80,000 rent on a AED 1,000,000 purchase = 8% gross yield. Net rental yield deducts annual costs first: service charges, agency fees, maintenance, and voids. Net yield = ((annual rent − annual costs) ÷ purchase price) × 100. On the same unit, if costs total AED 18,000, net yield = 6.2%.
Gross vs net rental yield
Brokers often quote gross yield. In Dubai, the gap to net is driven mainly by service charges (which vary from under AED 10 to over AED 30 per sq ft depending on the building), plus DLD fees at purchase, agency commission on letting, and maintenance. A property with an attractive gross yield can underperform once charges are included — which is why we always model net. Read our gross vs net rental yield guide for a worked breakdown.
What's a good rental yield in Dubai?
Gross yields commonly sit around 5–6% in prime addresses such as Downtown and Dubai Marina, and 7–9% in affordable, high-demand communities such as JVC. What counts as “good” depends on your hurdle rate, financing costs, and how much of the gross survives as net after service charges. Use the calculator above with the building's actual charge rate — not a community average.
Buying off-plan? Model the yield on completion with our payment plan analyzer alongside this calculator.
Common questions
- How do I calculate rental yield?
- Gross rental yield = (annual rent ÷ purchase price) × 100. Net rental yield subtracts annual costs — service charges, agency fees, maintenance, and voids — from rent before dividing by price. Always model net yield for Dubai property because service charges vary sharply between buildings.
- What is a good rental yield in Dubai?
- Gross yields commonly range from roughly 5–6% in prime addresses to 7–9% in affordable, high-demand communities — but net yield is what matters. A unit with a high gross yield and heavy service charges can underperform a lower-gross alternative. Model at the unit level, not the area average.
- Gross vs net yield — what's the difference?
- Gross yield uses headline rent against purchase price. Net yield deducts service charges, agency fees, maintenance, and voids. In Dubai, service charges are often the largest gap between gross and net — sometimes 1–2 percentage points or more.
- How is net yield calculated for Dubai property?
- Net yield = ((annual rent − annual costs) ÷ purchase price) × 100. Costs include service charges (per sq ft × unit size), agency commission on letting, maintenance, and an allowance for void periods. Use the building's actual service-charge rate, not a community average.