Model the full return on an investment in property in Dubai or Abu Dhabi: net rental yield, capital growth and total ROI, with every fee and assumption editable and every default loaded from live market data. On today's numbers, ready apartments earn about 7.0% gross on Dubai studios and 5.3% on 1-beds; Abu Dhabi runs 5.1% and 3.3%. The calculator turns those medians into a projection for the exact district, unit size and price you are considering.
| Bedrooms | Dubai gross yield | Abu Dhabi gross yield |
|---|---|---|
| Studio | 7.0% | 5.1% |
| 1-bed | 5.3% | 3.3% |
| 2-bed | 3.8% | 2.7% |
| 3-bed | 3.6% | 2.7% |
Smaller units work harder in both emirates. The spread between a studio and a 3-bed is 3.4% gross in Dubai, before service charges, which usually bite larger units harder still.
Open the ROI calculator or start from a district: browse every Dubai and Abu Dhabi area for local prices, rents and yields first.
On ready apartments over the last 12 months, gross yields ran about 7.0% on studios, 5.3% on 1-beds and 3.8% on 2-beds, so anything at or above those medians for its size is doing well. Gross means before service charges and vacancy; the calculator converts it to net for you.
Total return combines rental income after costs with capital growth. The calculator models both: purchase price plus UAE fees (transfer fee, agent, mortgage costs), rent minus service charges and vacancy, then growth on today's value. Every input starts on a live market default and stays editable.
Smaller units, on the numbers: studios out-yield 3-beds by roughly 3.4% gross, and cheaper districts tend to rent harder relative to price. The best answer is the one you compute for the specific district and unit size, which is what this tool is for.
Yes. It carries both emirates' fee structures (Dubai transfer at 4%, Abu Dhabi at 2%) and district-level rents for each, with gross yields around 5.1% on Abu Dhabi studios and 3.3% on 1-beds.
Source: DLD (Dubai Land Department) and ADREC (Abu Dhabi Real Estate Centre). Data updated 2026-08-15. Medians are computed from registered residential sales; figures are indicative, not valuations.
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