Dubai property, measured.
Gross yields sell.Net yields decide.
Most Dubai yield figures are gross, on asking prices. I publish net yields on registered transactions, with the method shown.
The method
Every property, three axes
Not a score out of ten. Three questions that decide whether a yield is real, before a single dirham moves.
- 01
Net yield
Rent after service charges, a stated vacancy assumption and a management fee, over the registered transaction price. Not the asking price.
- 02
Resale liquidity
How many units in the same building resold in the last 24 months, and at what spread. If you cannot exit, the yield is theoretical.
- 03
Developer delivery record
Historic delay on the developer's previous projects, escrow status and handover quality.
The Real Yield Index
Advertised gross against net after charges
Net rental yield after service charges by community, calculated on registered transactions. Published quarterly, moving to monthly.
| Community | Advertised gross | Net after charges |
|---|---|---|
| Jumeirah Village Circle | 8.1% | 5.4% |
| Business Bay | 6.9% | 4.6% |
| Dubai Marina | 6.2% | 4.1% |
| Downtown Dubai | 5.4% | 3.5% |
The published index is calculated from DLD registered transactions and Ejari rents, with every assumption stated. Figures above are placeholders for layout.
The formula, published, not hidden
Real Yield = ( AnnualRent − ServiceCharge×Area − Void − Mgmt ) ÷ TransactedPrice
Raneem Hanna
Senior Property Consultant, Dubai
I advise buyers and investors on Dubai property with the numbers in front of us. Every figure sourced, every risk named before the opportunity.