FREE TOOL
Enter the price and rent to see purchase costs, total funds needed and yields. Your inputs are calculated in this browser only. Nothing is stored or sent.
How to use it
The default values are an example. Replace them with the recent sale price, actual rent and approved service charge for the building you are considering. Your own currency appears only if you enter an exchange rate.
Formulas
- Purchase costs = price × (DLD % + agency %) + trustee fee + AED 520 in title deed related fees + other costs
- Gross yield = annual rent ÷ price
- Annual net income = rent − area × service charge − rent ÷ 12 × vacancy months − management fee
- Net yield = annual net income ÷ (price + purchase costs)
Where the default fees come from
Checked on 4 November 2026 against the Dubai Land Department Property Sale Registration page. It lists a transfer fee of 2% each for seller and buyer. The default is 4% because buyers commonly pay both shares, so change it to 2% if your contract says so. AED 520 is the sum of the AED 250 title deed certificate, AED 250 apartment map and AED 10 knowledge and innovation fees. The trustee fee is AED 4,000 plus VAT at AED 500,000 or more and AED 2,000 plus VAT below that. The default includes 5% VAT, so use 2,100 for a price under AED 500,000. The 2% agency fee is a common market example, not an official rate.
Example
With the defaults, purchase costs are about AED 62,060, total funds about AED 1,002,060, gross yield about 7.40% and net yield about 4.82%.
Golden Visa threshold
The UAE grants long-term residence (the Golden Visa) to investors whose property is worth AED 2 million or more in total. The calculator only shows whether the price reaches that amount and, if you have a mortgage, your own equity (price − loan). It does not decide visa eligibility.
- Mortgages: the UAE Ministry of Economy says loans count only if they come from local banks set by the competent local authority.
- Differences between emirates: Abu Dhabi’s Department of Economic Development asks for own equity of at least AED 2 million after the mortgage. Industry reports say Dubai moved in 2026 to a valuation test regardless of the loan share, but we could not find the official announcement.
- Check off-plan purchases, joint ownership and documents with the authority in your emirate before applying.
Limits
- Mortgage interest, repairs, selling costs and taxes are not included.
- A mortgage can add registration and valuation fees.
- Fees and rental terms can change. Confirm them with the official bodies and your contract.
Results are for reference only. They do not predict returns or recommend any property.