# Dubai rental yield calculator

> Work out gross and net rental yield on a Dubai property, including purchase fees, vacancy, management and service charges, with the method explained.

Source: https://gemma-green.com/tools/dubai-rental-yield-calculator/  
Author: Gemma Green, property consultant at McCone Properties, Dubai  
Last updated: 2026-10-30

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Tool · Reviewed 2026-10-29

# Dubai rental yield calculator

Gross yield looks good in an advert. Net yield is what you keep.

## Rental yield: gross and net

The return on a rental after the real costs of buying and running it.

Purchase price (AED)
Annual rent (AED)
Annual service charge (AED)

Vacancy %
Management fee %

AED per £1

[Talk through yields](https://wa.me/447535840084)

Illustration only, not an offer, forecast or advice. Fees and lending limits change, so confirm current figures with the Dubai Land Department, your bank and Gemma before committing.

Gross yield is annual rent divided by the price. Net yield is what is left after the costs of buying and running the property, so it is always lower. Compare properties on net yield.

Short answer

## How net yield is worked out here

1. Total purchase cost = price + 4% DLD fee + 2% agent fee with VAT + registration trustee fee with VAT + about AED 270 of DLD charges.
2. Effective rent = annual rent less your vacancy allowance.
3. Net income = effective rent less management fee and service charge.
4. Net yield = net income ÷ total purchase cost.

Maintenance, major repairs, mortgage interest and tax in your home country are not included. They will lower your real return.

## Why gross yield flatters

A property advertised at 7 percent gross can land well below that net. Service charges vary widely by building, and empty months and agent fees add up. Ask for the actual service charge and recent rents for the same building before relying on any figure. McCone publishes transaction and rent data by area and building that you can check against.

Property returns are not guaranteed. This tool shows arithmetic on the numbers you enter, not a forecast.

Related

1. [Buying costs calculator](/tools/dubai-property-buying-costs-calculator/)
2. [Cost of buying in Dubai](/guides/cost-of-buying-property-in-dubai/)
3. [Buying from the UK](/buy-dubai-property-from-uk/)