Dubai Rental Yield Calculator (Gross and Net)
Work out the gross and net rental yield of a Dubai property from the price, the annual rent, the running costs and the vacancy you expect. Net yield is what you actually keep after service charges and other costs.
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.
Gross and net rental yield
Gross yield is the quickest way to compare listings; net yield is what you actually keep. The gap between them comes from service charges, maintenance, insurance, management and empty periods.
- Gross rental yield = annual rent ÷ price × 100.
- Net rental yield = (annual rent × (1 − vacancy) − annual costs) ÷ price × 100.
- Net annual income = annual rent × (1 − vacancy) − annual costs.
What to put in the costs
The calculator contains no area yields for Dubai: enter the rent you can actually achieve, for example from comparable listings or a signed tenancy contract, and the costs of the specific building.
- Service charges of the building (ask the seller or the developer for the latest invoice).
- Maintenance and repairs.
- Landlord insurance.
- Property management fees, if you use a manager.
- Vacancy: the share of the year the property may be empty between tenants.
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: median sale prices and rents by Dubai area (DLD data).
Frequently asked questions
What is a good net rental yield?
There is no official benchmark. Compare the net yield with your financing cost and with other investments, using your own figures for each.
Should I include vacancy?
Yes. Even a few weeks between tenants reduce the rent received; the calculator applies the vacancy share to the annual rent.
Gross or net yield to compare properties?
Net yield, because two properties with the same rent can have very different service charges and running costs.