Decision Lab · Property ROI
What Is My Real Property Return?
The flagship investor calculator separates income performance from leverage and appreciation, so you can see where the return actually comes from. A high advertised gross yield can fall sharply after vacancy, service charges, maintenance, management and finance — this tool moves from gross to net to cash flow to IRR.
Award
Best Real Estate Agent – Dubai
Arabian Property Awards Winner 2026–2027
Experience
20+ Years
Entrepreneurial experience
Credential
Licensed REALTOR®
Professional standards & ethics
Platform / Reach
Founder & CEO — FIMCO Real Estate
2,500+ personal advisory clients · 15+ countries
Property ROI Calculator
Move beyond gross yield — see net yield, NOI, cash-on-cash, IRR and capital return on your investment.
How to use this calculator
- 01Enter the investmentPrice, costs, financing and expected rent.
- 02Set the assumptionsVacancy, growth, expenses and holding period.
- 03Read your return profileIRR and net yield lead; supporting metrics follow.
- 04Judge the real returnThe headline gross yield is not the full return.
Results
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From headline to real return
The headline yield is not the full return
A property return is built in layers. Each layer strips an illusion from the one above it, moving from the advertised gross figure to the return an investor actually earns.
Gross yield
Year-1 rent ÷ price — the advertised headline, before any cost.
Net yield
After vacancy, service charges, maintenance and management on the full acquisition basis.
NOI
Net operating income — effective rent less operating expenses, before finance.
Cash-on-cash
NOI less debt service, measured against the actual cash you put in.
Capital & equity
Appreciation and loan paydown build equity beyond the rental income.
IRR
The time-weighted return across all cash flows, including the net sale at exit.
Is this the right investment for your objective?
The numbers describe the return — they do not decide whether the asset, the leverage and the exit fit your strategy. That is where a review with Raj adds the judgement the calculator cannot.
Methodology, assumptions & sources
Show methodology, assumptions & official sources
Method & assumptions
The engine works monthly and reports annually across four scenarios (Ready or Off-plan, No Mortgage or Mortgage). Gross rental yield = annual gross rent ÷ purchase price; net rental yield = NOI ÷ total purchase cost. Projected total profit is the sum of your NET monthly investor cash flows — the mortgage is financing, so loan proceeds offset the funded portion and the principal is never double-counted; EOI is credited toward the price. ROI = total profit ÷ total investor cash contributed (your own cash only, excluding loan proceeds). IRR is computed on the monthly investor cash-flow series and annualised, shown as N/A when no meaningful rate exists. For off-plan, appreciation runs from purchase while rental income begins only at handover, and the mortgage draws at handover by default. Operating payback (excludes the sale) and break-even exit are reported separately.
- DLD / registration 4% flat; Ready adds purchase brokerage 2% + trustee AED 4,250; Off-plan adds developer / admin AED 2,500. Mortgage registration 0.25% of the loan.
- Ready mortgage defaults to 80% (start at purchase); off-plan to 50% (start at handover). Reducing-balance amortisation; maximum tenor 25 years.
- Appreciation, rental growth, expenses, vacancy and exit costs are your editable assumptions, not guarantees; a manual sale-price override replaces the appreciation projection at exit.
Official regulatory basis
Official government & regulatory sources
- Central Bank of the UAEMortgage lending framework — applicable LTV, debt-burden ratio and maximum-tenor regulatory limits where relevant to the model.View CBUAE source
- Dubai Land DepartmentOfficial Dubai property registration, mortgage registration, trustee / service-partner charges, title deed and unified map government fees.View DLD source
- Federal Tax Authority (UAE)Value Added Tax basis: the 5% standard rate applied to commercial property and to taxable fees (e.g. bank processing), and input-tax recovery — recoverable in full where it relates to a taxable supply. Residential leases and second-hand residential sales are treated per FTA rules.View FTA VAT source
Formulas & methodology
- Raj Khaleel Decision Lab methodologyStandard reducing-balance mortgage amortisation, renter opportunity-cost logic, equity modelling and the year-by-year comparison — implemented transparently in this tool.
- Commercial costs are your editable assumptionsBrokerage, bank arrangement, valuation, conveyancing and insurance are not government-set. Enter your actual quote or use the clearly-labelled editable planning assumption — these are not official government charges.
Educational estimate only, based on the assumptions you enter — not guaranteed returns. No rent, appreciation, occupancy or exit price is guaranteed.
Decision tools by Raj Khaleel — Best Real Estate Agent – Dubai, Arabian Property Awards Winner 2026–2027.