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Property return calculator

Gross yield, net yield and cash-on-cash return for a Dubai purchase. Where Diyarat has evidence — registered Ejari rents by area and bedroom count — it is pre-filled and labelled with its source. Everything else is your input or a clearly marked assumption. Nothing is invented to fill a gap.

Rent pre-filled from 514 registered contracts in Town Square.

Your numbers

Each value shows where it came from. Change anything — the result updates as you type.

Purchase price (AED)

Your input

Size (sq ft)

Your input

Annual rent (AED / year)

Diyarat-derived from official records

Median registered Ejari rent for 1-bedroom flats in Town Square — 514 contracts, through 2026-08-25. Official DLD area: Al Yelayiss 2.

Service charge (AED / sq ft / year)

Your input

From the building’s owner-association budget — Diyarat does not estimate this.

Maintenance allowance (% of rent)

Assumption — edit to fit your case

Vacancy (% of the year)

Assumption — edit to fit your case

Acquisition costs (% of price)

Assumption — edit to fit your case

Typical: 4% DLD transfer fee + ~2% agency. Trustee and mortgage-registration fees are on top.

Down payment (% of price)

Assumption — edit to fit your case

Mortgage rate (% per year)

Assumption — edit to fit your case

Mortgage term (years)

Assumption — edit to fit your case

Your return

Computed only from the numbers on the left. A result that cannot be computed says so — it is never shown as zero.

Gross yield: Needs purchase price
Net yield: Needs purchase price, size, service charge
Cash-on-cash return: Needs purchase price, size, service charge
Net income per year: Needs size, service charge
Annual mortgage payments: Needs purchase price
Cash flow after mortgage: Needs purchase price, size, service charge
Cash invested: Needs purchase price
Financing impact: Needs purchase price

Where the numbers come from

Diyarat-derived — medians computed by Diyarat from Dubai Land Department registered records (Ejari contracts), shown with their contract count and as-of date.
From the listing — the asking price and size the advertiser stated. An asking price is not a recorded sale.
Assumption — a starting point for financing and running costs. Replace it with your lender's and building's actual figures.
Service charges — never estimated. Ask for the building's approved owner-association budget (AED per sq ft per year).

Start from an area with rent evidence

Jumeirah Village Circle Dubai Marina Downtown Dubai Dubai Creek Harbour Dubai Hills Estate The Valley Jumeirah Lakes Towers Jumeirah Village Triangle Dubai Sports City Motor City Town Square Arjan Dubai Silicon Oasis

Open Market Intelligence

This calculator is an information tool, not financial advice. Results depend entirely on the inputs shown.