Market Intelligence
Dubai property ROI analyser
Pick a listing to see its five-year return: rent income after charges, resale appreciation and the total. Every assumption is shown and adjustable, and you can see how it compares with similar investments.
ROI analyser · Ready
ROI analyser
Your figures
To work out the return, fill in:
- Price
Value over 5 years, at the area's measured growth
Add a price to project its value.
Comparable areas
How it works
- Value: the median price per sqft of the past 12 months' sales in the area, ready or off-plan as the unit is, for the type and bedrooms picked, times the unit's size. The range runs from the lower to the upper quartile of those sales' price per sqft.
- Rent: your figure; else the median yearly rent for the bedrooms picked, from new leases when 100 or more of them have a size on record, otherwise from all leases, with the range running from the lower to the upper quartile of those rents. With no bedrooms picked, the area's median rent per sqft times the unit's size, one figure. Gross yield is that rent over the price.
- Net yield takes off time empty, service charge, maintenance and management, and divides by the price plus the costs of buying (registration, agency and other fees). Mortgage fees aren't in it; they count in the cash put in.
- Cash flow is the rent left after those costs, any loan repayment and any instalments due after handover, over the first twelve months after handover. A mortgage is a repayment loan drawn at handover.
- Off-plan: payments follow the plan you enter, and rent starts the month after handover.
- Sale values grow at the area's measured yearly growth, using only rates measured over at least as long as the hold: the 5- and 10-year rates for 5 years, the 10-year rate for 10 years. The range runs from the slowest to the fastest of those; where no rate is that long, the hold isn't projected. Past growth is no promise of future growth.
- The figures leave out furnishing, insurance and any cost you leave empty.
How the figures are built
- Sales are the land register's sales of flats, villas, hotel apartments and stacked townhouses, and of residential villas recorded without a sub-type. A villa recorded without its sub-type counts in sales, values and median prices, but not in price per sqft or size, because its recorded area is the plot.
- A sale recorded twice counts once, on its newer date. A sale is left out when its price per sqft is below a tenth or over 25 times the city's median for its type and year; when its price is a fifth or less, or 5 times or more, of the median price of similar sales in its project (same bedrooms and year, at least 10 of them); when it has no unit area and no such similar sales, and its price reaches AED 2 billion (or 25 times the city's median price per sqft over the past year across 43,056 sqft, if that is more); or when its area is 10 times the usual for its type and bedrooms or more and its price 20 times the median for its type, bedrooms and year or more (a whole building's area and price).
- When a sale's recorded area is 10 times the usual size for its type and bedrooms or more, it isn't the unit's: the sale counts in sales, values and median prices, but not in price per sqft or size.
- Prices are medians: half the sales are above and half below. A median price per sqft needs 30 or more sales with a size on record; a change needs 30 or more sales in both periods (with a size on record, for a price per sqft). With fewer they show in grey or as a dash.
- Rents come from registered leases; a lease covering several units counts once, as its average unit. The newest months' lease records are never complete, so rents run to the last month with at least 85% of the leases of the median month in the 12 before it, not to the newest sale. Gross yield is the median rent per sqft of new leases (all leases when fewer than 100 new ones have a size on record) in the 12 months to that month, over the median price per sqft of ready homes (30 or more sales with a size on record) in the past 12 months.