Ahmadreza Samadi / Home

Property Decision Data · Dubai

What remains
after the costs?

Compare potential gross rental yield with net operating yield for the same property and annual period. Enter your own service charges, costs and vacancy assumption; no Dubai market rate or investment return is supplied.

Educational, not financial advice. Before tax and financing. This is an operating comparison, not cash-on-cash or total return. Values stay in your browser; no property lookup, currency conversion or persistent storage.

Your annual assumptions

All fields are required. Enter an explicit zero only when appropriate; leave an unknown blank. Use annual AED amounts. Annual rent must be potential rent before the vacancy deduction, not rent already reduced for vacancy.

What does “net” mean here?

Potential gross yield = annual potential rent ÷ price × 100. Rent after vacancy = potential rent × (1 − vacancy / 100). Net operating income = rent after vacancy − the five annual operating-cost inputs. Net operating yield = net operating income ÷ price × 100. The additional all-in comparison divides that same income by price plus one-off acquisition costs.

Management fees are entered as an annual AED amount, not a percentage. Put a recurring leasing charge in operating costs only when it belongs to this annual period. Keep one-off purchase fees in acquisition costs. Do not include the same charge twice. This page assumes no standard DLD transfer percentage, commission, fee, mortgage or service-charge rate.

How does the fictional example reconcile?

Invented teaching values: price AED 1,000,000; potential rent AED 120,000; vacancy / collection loss 5%; service charges AED 15,000; repairs AED 5,000; insurance AED 2,000; management AED 5,000; other costs AED 0; acquisition costs AED 50,000. Rent after vacancy is AED 114,000. Operating costs total AED 27,000, leaving AED 87,000 net operating income. Gross yield is 12%; net operating yield is 8.7%; income divided by all-in cost is about 8.29%. The 3.3 percentage-point gross–net gap is not a percentage loss on invested equity.

These numbers describe no listing, client or actual property. Change a single input to understand its effect. To evaluate debt service separately, use the rental cash-flow calculator.

Which evidence should you collect?

Use a dated lease or supportable rent assumption, the applicable service-charge statement, management terms, repair allowance and insurance quote. Check the unit, area basis and budget year before converting a per-area charge into an annual amount. Dubai Land Department’s Service Charge Index is an official lookup starting point; this calculator does not retrieve or verify its results.

Read which Dubai property source answers which question and the item-by-item purchase-cost guide before treating a scenario as a decision.

Share or print your assumptions

A scenario link includes every numeric input in its fragment. Create it only when you intend to share those assumptions. It contains no source documents or verification.

By , Dubai-based technology entrepreneur, Co-Founder & Technical Lead of Appraiva and Co-Founder & CEO of Royal Abraj Group. All tools · Writing