Dubai Property Cash Flow Calculator

See whether the rent of a Dubai rental property covers its costs. Enter the price, your down payment and loan terms, the rent and the running costs to get the monthly and annual cash flow and the cash-on-cash return.

Indicative simulation only. It is not an offer, an approval or financial advice. Prices, rents, rates, costs and growth are the values you enter. Always confirm the figures with the developer, your lender and the competent authorities.

What the calculator measures

Enter the price, your down payment, the loan terms and the rent and costs you expect for a property in Dubai. The calculator shows the cash you need on day one, the monthly loan payment, the monthly cash flow after all costs and the cash-on-cash return.

How each result is calculated

A negative cash flow means you top up every month. Change the down payment, the term or the rent to see where it turns positive.

  • Cash invested = down payment + purchase costs.
  • Monthly loan payment: standard repayment formula on the loan, at the rate and term you enter.
  • Monthly net rent = rent × (1 − vacancy) × (1 − management fee) − service charges ÷ 12 − other monthly costs.
  • Monthly cash flow = monthly net rent − monthly loan payment.
  • Cash-on-cash return = annual cash flow ÷ cash invested.

Financing limits in the UAE

The Central Bank of the UAE caps the loan-to-value ratio. For an expatriate it is 80% of the value for a first home below AED 5 million, 70% above, and 60% for a second home or an investment property. For property bought off plan it is 50%. UAE nationals have higher limits (85%, 75% and 65%). The maximum term is 25 years and lenders may apply lower limits.

To pick a realistic starting price and rent, check the sales and Ejari rent contracts registered with the Dubai Land Department, area by area, on our partner Cevitas: DLD sale prices and Ejari rents for each Dubai area.

Frequently asked questions

Which purchase costs should I include?

In Dubai, the Dubai Land Department lists a sale registration fee of 4% of the sale value, 2% for the buyer and 2% for the seller, plus fixed fees such as the AED 250 title deed. Add the agent commission and any developer fees that apply to your purchase.

Is the cash flow before or after the loan payment?

After. The monthly cash flow is the net rent minus the loan payment. Enter a 100% down payment to see a cash purchase.

Can I use it for an off-plan property?

Yes, for the period after handover, when the rent starts. For the instalments during construction, use the payment plan calculator.

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