Tools · The analyst’s calculator

The ROI reality-check.

Most Dubai calculators quote you the gross yield and hope you don’t notice the costs. This one shows the net — and the years your money is locked up earning nothing.

Gross is a sales number. Net is the only one that pays you.

Capital outNO RENT · OFF-PLANNet income + exitWHAT ACTUALLY PAYS
Property
Type
Purchase price
AED
Size (sqft)
Expected annual rent
AEDlong-term
Payment
Years to handover
Payment plan (during construction)
Capital appreciation · 0.0%/yr

Default 0% — never bank on the market rising.

Rent growth · 2.0%/yr
True net yield
5.6%
Gross looks like 6.5%
10-year IRR
4.6%
at 0.0% appreciation
Cash to reserve
AED 485k
Day 1 · AED 2.08M before rent
The salesman quotes 6.5%. The analyst targets 5.6%.
Gross rentAED 130,000
− Service chargesAED 18,000
True net incomeAED 112,000
ⓘ Off-plan: UAE banks won't mortgage during construction, so those years are cash. Your capital earns nothing until handover — reflected in the IRR.
ⓘ Appreciation is set to 0%. Never buy an investment that only makes sense if the market rises — the rent should carry the asset.

The years no one else shows you

Your ten-year cash flow.

Red is capital going out with no rent coming in. Green is net rental income. The last bar is your exit, after a 2.5% cost of selling.

−485k
Y0
−400k
Y1
−1.2M
Y2
+112k
Y3
+114k
Y4
+116k
Y5
+119k
Y6
+121k
Y7
+123k
Y8
+126k
Y9
+2.1M
Y10
Capital outNet rental income · exit
Take it with you

Your 10-year Analyst Brief.

The full model as a clean, branded one-page brief — the numbers, the cash flow, the risks and the sources. Built to be read by an analyst, not a broker.

Figures are planning aids, not financial advice. Property-portfolio planning only. Your inputs, sourced assumptions — illustrative, not a guarantee.

Numbers look good on screen — reality lives in the data. Send this to Atif for a 360 Appraisal against actual DLD transactions and the developer’s real track record.

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