True Net Yield

What you actually keep.

Dubai property is marketed on gross yield — rent divided by price. That number excludes service charges, transfer and agency fees, vacancy, and management. The figure below is the one that reaches your account. It is computed from the inputs you provide, deterministically. Nothing here is an estimate.

Purchase price

AED

Annual rent

AED

Unit size

sqft

Service charge

AED/sqft/yr

RERA-approved rate for the building — check the DLD Service Charge IndexVacancy

Management fee

% of rent

One-time acquisition costs (statutory / standard defaults — edit to match)

DLD transfer fee

Statutory 4% of priceAgency fee

% + VAT

Standard 2% + 5% VATTrustee fee

AED

AED 4,200 above AED 500k; AED 2,100 belowHolding period

years

Used only for context — yields shown are annual

Advertised gross yield

7.00%

rent ÷ price — the marketing number

True net yield

5.14%

NOI ÷ all-in acquisition cost

The gap: 1.86 percentage points

Contracted rentAED 105,000

Vacancy loss (5%)− AED 5,250

Service charges (15 × 850 sqft)− AED 12,750

Management (5% of collected)− AED 4,988

Net operating incomeAED 82,013

DLD transfer (4%)AED 60,000

Agency (2% + VAT)AED 31,500

Trustee feeAED 4,200

All-in acquisition costAED 1,595,700

Every figure above is arithmetic on the inputs you typed — nothing is estimated, predicted, or sourced from a model. Informational only; not financial advice and not an opinion on what any property is worth.

The cost stack advertised yields ignore

Service chargesCharged per sqft per year at the RERA-approved rate for each building. The single largest omission in advertised yields — often 1–2 full percentage points.

DLD transfer feeStatutory 4% of the purchase price, paid on transfer, plus the registration trustee fee (AED 4,200 above AED 500k).

Agency feeStandard 2% of price plus 5% VAT on the fee.

VacancyNo building rents 365 days a year, every year. Even conservative assumptions move the number.

ManagementIf you are not in Dubai collecting cheques yourself, someone charges a share of the rent to do it.

Methodology: net operating income = contracted rent minus vacancy, service charges at the building's RERA-approved rate, and management; divided by the all-in acquisition cost including statutory DLD transfer fee, agency fee with VAT, and trustee fee. Defaults are statutory or widely published standard rates and every one of them is editable. This page performs arithmetic on disclosed inputs — it does not estimate market values and does not constitute advice of any kind.

The public record commitment

Every dated figure Amrania publishes is timestamped and append-only: corrections are added, never silently substituted. A data company that edits its history has no history. The record is open — including the corrections we have made to our own published figures.

Read the public record →

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