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Dubai Property Investment & ROI Calculator
Don’t just look at the asking price. Understand the whole investment: what it costs to buy, what you could earn from rent after costs, and what you might make when you sell.
Calculate your costs and returns
Start with the price, then move through the tabs. Every figure can be changed.
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For illustration only. This calculator gives estimates based on the figures you enter. It is not financial, tax or legal advice, and actual fees, rents, prices and mortgage terms will vary. Official fees are set by Dubai Land Department and the UAE Central Bank; other fees are typical market estimates. Running costs are only included when you enter them, and starting prices, rents and interest rates are examples. Please speak to us, your bank and a qualified adviser before making decisions.
Already own a home? Landlord calculator
Step by step: your rent, the costs that apply to you, then your net operating income and yields. Or compare the rent before and after a renovation. Nothing is filled in for you.
Sample scenario. These are made-up figures to show how the calculator works. They are not Live Dubai’s pricing, fees or typical costs, and not a forecast for any property.
Compare the rent now with the rent you think the home could achieve after a renovation. All results are estimates, and a higher rent is not guaranteed.
Next steps
Your results stay on this page. If you would like our help, choose an option. You do not need to share your details to use the calculator.
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What it costs to buy property in Dubai
The price is only part of the cost. When you buy a ready home in Dubai you also pay the Dubai Land Department transfer fee, registration fees and usually an agency fee. With a mortgage there are bank and registration fees too. Off-plan homes are bought directly from a developer, usually on a payment plan.
The table shows the fees the calculator uses. Official fees are set by Dubai Land Department or the UAE Central Bank. Typical estimates are common market rates that vary from deal to deal.
How rental returns work
Gross yield is the yearly rent divided by the price. It is the headline figure you see in adverts. Net yield is more useful: it takes off service charges, management, maintenance and insurance, and allows for weeks without a tenant. With a mortgage, cash flow and cash-on-cash return show what you earn on the money you actually put in.
Selling and total return
When you sell, you pay an agency fee, a developer NOC fee for most homes (it varies by developer, so enter yours under Fees and assumptions) and, if you have a mortgage, an early settlement fee of up to 1% of the balance. The Selling tab shows your net proceeds and your gain after buying and selling costs (and mortgage interest, if you borrowed). It does not include running costs while you own the home, or tax.
Questions about Dubai property costs and returns
How much are buying costs in Dubai on top of the price?
For a ready home bought in cash, expect around 7% on top of the price once you add the 4% Dubai Land Department fee, the trustee and title deed fees, and a typical 2% agency fee plus VAT. A mortgage adds registration, valuation and bank fees. Use the Buying costs tab for your own figures.
What is the Dubai Land Department fee?
It is 4% of the purchase price, paid when ownership is registered. By law it is split between buyer and seller, but in practice the buyer usually pays it in full.
What is a good rental yield in Dubai?
It depends on the area, the type of home and your costs. Our area guides show published average prices and rents for each community, with their source and date, so you can work out a gross yield and then test your own costs here.
What is the difference between gross and net yield?
Gross yield is the annual rent divided by the price. Net yield takes off running costs such as service charges, management, maintenance, insurance and time between tenants, and divides by everything you paid, including fees. It is before mortgage costs and tax, and it only includes the costs you enter.
Can I get a mortgage in Dubai as a foreigner?
Yes. UAE banks lend to residents and non-residents. Under UAE Central Bank rules, expats need a deposit of at least 20% on a first home under AED 5 million, and more above that. Rates and terms vary by bank, so speak to a mortgage adviser.
Is this calculator financial advice?
No. It gives estimates to help you understand the costs and potential returns. Fees, rents and prices change, so please speak to us and a qualified adviser before you decide.