This free rental yield calculator for Dubai shows what a property really earns. Most listings quote a gross yield, which ignores the service charge, management fees and the weeks between tenants. Enter your numbers below to see the net yield, your monthly income and the return on everything you invest, for any property in Dubai, Abu Dhabi or Ras Al Khaimah.
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How to use the rental yield calculator
- Enter the price and rent. Use the asking or agreed price, and the realistic annual rent for that unit, not the best rent in the building.
- Add the size and service charge. The service charge is set per square foot each year. Ask the agent or developer for the latest figure for that building.
- Add your running costs. Include a management fee if a company will manage it, plus maintenance and a realistic vacancy allowance.
- Add buying costs. This turns the yield into a return on everything you invest. About 7% is typical for a Dubai resale, and less for off-plan.
- Compare properties. Change the numbers to compare two or three options side by side.
How rental yield is calculated
Gross yield is the annual rent divided by the purchase price. It's the headline figure most listings quote, but it ignores your running costs.
Net yield is what's left after those costs, divided by the price. In the UAE, the biggest cost is usually the annual service charge, which is charged per square foot and varies widely between buildings. This calculator also deducts management fees, maintenance and the time the property is empty between tenants.
Net return on total investment also adds your buying costs to the price, which gives the most realistic picture of what your money earns.
A worked example
| Amount | |
|---|---|
| Purchase price | AED 1,500,000 |
| Annual rent | AED 110,000 |
| Gross yield | 7.33% |
| Service charge (900 sq ft × AED 18) | AED 16,200 |
| Management (5%), maintenance and 2 weeks' vacancy | About AED 12,500 |
| Net annual income | About AED 81,300 |
| Net yield | About 5.42% |
Example figures for illustration. Use the calculator above for your own numbers.
What is a good rental yield in Dubai?
According to Property Monitor data, Dubai's average gross rental yield was around 6.3% in August 2026, with apartments averaging about 6.7%, townhouses about 5.1% and villas about 4.5%. Mid-market areas such as JVC, Arjan and Dubai South tend to yield more, while prime areas such as Downtown and Palm Jumeirah yield less but have historically offered stronger long-term demand.
Compare areas in my area guides, which show typical yields for 22 communities across Dubai, Abu Dhabi and Ras Al Khaimah.
How to improve your yield
- Check the service charge before you buy. Two similar apartments can have very different running costs.
- Negotiate the price. A lower purchase price raises your yield from day one.
- Furnish strategically. Furnished homes can rent for more in high-demand areas.
- Reduce vacancy. Good marketing and fair pricing keep tenants longer. My property management service can help.
Rental yields by area in Dubai
Yields vary a lot by community. Mid-market areas usually yield more because prices are lower relative to rents, while prime waterfront areas yield less but have historically attracted strong long-term demand.
| Apartments | Gross yield | Villas and townhouses | Gross yield |
|---|---|---|---|
| JVC | 6.36% | Damac Hills | 5.34% |
| JLT | 6.58% | Damac Hills 2 | 5.71% |
| Dubai South | 7.21% | Jumeirah Golf Estates | 5.76% |
| Arjan | 6.95% | Town Square | 5.07% |
| Business Bay | 5.92% | Arabian Ranches 3 | 4.83% |
| Dubai Hills Estate | 5.82% | Dubai Hills Estate | 4.69% |
| Dubai Marina | 5.51% | Arabian Ranches | 4.00% |
| Downtown Dubai | 5.10% | Dubai average (villas) | 4.45% |
| Palm Jumeirah | 4.58% | Dubai average (all homes) | 6.34% |
Average gross rental yields, Property Monitor data, August 2026. Net yields are typically 1.5 to 2.5 percentage points lower once costs are deducted.
In Abu Dhabi, Yas Island apartments are reported at around 6% to 8% gross and Al Reem Island at around 5% to 7%, while Saadiyat Island is lower at around 4.5% to 5.5%. In Ras Al Khaimah, ValuStrat puts average gross yields at about 5.3%.
Gross yield vs net yield vs ROI
| Measure | Formula | What it tells you |
|---|---|---|
| Gross yield | Annual rent ÷ price | A quick comparison between listings |
| Net yield | (Rent − running costs) ÷ price | What the property actually earns each year |
| Net return on total investment | (Rent − running costs) ÷ (price + buying costs) | The return on all the cash you put in |
| Cash-on-cash return | Net income after mortgage payments ÷ your cash invested | Useful when you buy with a mortgage |
None of these include capital growth. In prime areas, much of the total return has historically come from rising values rather than rent, so compare both before you decide.
Long-term rental or holiday home?
This calculator assumes a standard annual lease. In tourist areas such as Dubai Marina, Downtown and Palm Jumeirah, furnished holiday homes can earn more, but they need a holiday home permit, furnishing, cleaning and active management, and income varies through the year. Some buildings don't allow holiday lets at all. If you're considering it, I can compare both options for a specific property.
Common mistakes when calculating yield
- Using the gross yield from a listing. It can overstate your real return by two percentage points or more.
- Ignoring the service charge. Two similar apartments can have very different charges, which can turn a good deal into an average one.
- Assuming the best rent in the building. Use recent rents for similar units, floors and views.
- Forgetting vacancy. Even good properties sit empty for a few weeks between tenants.
- Leaving out buying costs. On a Dubai resale they add around 6% to 7% to what you invest.
Frequently asked questions
What is the difference between gross and net rental yield?
Gross yield is annual rent divided by the price. Net yield deducts running costs such as the service charge, management, maintenance and vacancy before dividing by the price.
What is a good rental yield in Dubai?
Dubai's average gross yield was around 6.3% in August 2026, according to Property Monitor data. Apartments averaged about 6.7% and villas about 4.5%.
Is rental income taxed in Dubai?
There is no personal income tax on rental income for individuals in the UAE. Rent earned through a company may be subject to corporate tax.
How much are service charges in Dubai?
They vary by building, often from around AED 12 to over AED 30 per square foot a year. Always check the actual figure for the building before you buy.
How do I calculate rental yield in Dubai?
Divide the annual rent by the purchase price and multiply by 100 for the gross yield. For net yield, subtract the service charge, management, maintenance and vacancy from the rent first.
Which area in Dubai has the highest rental yield?
Among popular apartment areas, International City, Dubai Sports City and Dubai South recorded some of the highest gross yields in August 2026, at about 8.9%, 7.8% and 7.2%, according to Property Monitor data.
Do villas or apartments have higher yields in Dubai?
Apartments usually yield more. In August 2026, Dubai apartments averaged about 6.7% gross and villas about 4.5%, according to Property Monitor data.
Does this calculator include my mortgage?
No. It shows the property's yield before financing. Use the mortgage calculator to see your monthly payments and compare them with your rental income.
More free investor tools
These tools give estimates for guidance only and are not financial, legal or mortgage advice. Fees, bank policies and visa rules change, so please confirm before you commit.
RERA-licensed real estate consultant at Aeon & Trisl, specialising in off-plan and investment property, with AED 600M+ in closed deals and 100+ clients worldwide.