Property ROI calculator
The exact return on a Dubai property across all four ways to buy — Cash or Mortgage, Ready or Off-plan. Every cost, gross vs net yield, leverage and capital appreciation. Pick an area to pull its real DLD yield, then adjust any assumption.
Mortgage
Off-plan
Cash (Off-plan) (AED 1,170,476)
Mortgage (Ready) (12.88%)
Cash makes the most absolute money (no interest, more capital working); the mortgage shows a higher % by tying up far less of your cash — but you pay the bank interest and take on leverage risk.
| Scenario | Upfront cash | Cash-on-cash | Interest to bank | Total profit | Total ROI / yr |
|---|---|---|---|---|---|
| Cash (Ready) | AED 2.13M | 2.92% | — | AED 685,312 | 6.45% |
| Mortgage (Ready) | AED 549,490 | -0.53% | AED 308,163 | AED 353,859 | 12.88% |
| Cash (Off-plan) | AED 2.08M | — | — | AED 1.17M | 7.02% |
| Mortgage (Off-plan) | AED 1.30M | 3.03% | AED 154,082 | AED 1.00M | 9.66% |
- Upfront cash
- AED 2,126,200
- Net rent / yr
- AED 62,000
- Total profit (AED)
- AED 685,312
- Annualised total ROI
- 6.45%
- Upfront cash
- AED 549,490
- Mortgage / month
- AED 8,534
- Mortgage term
- 25 yrs
- Net rent / yr
- AED 62,000
- Interest to bank (5y)
- AED 308,163
- Total profit (AED)
- AED 353,859
- Annualised total ROI
- 12.88%
- Upfront cash
- AED 2,084,200
- Net rent / yr
- AED 71,773
- Total profit (AED)
- AED 1,170,476
- Annualised total ROI
- 7.02%
- Upfront cash
- AED 1,297,490
- Mortgage / month
- AED 4,267
- Mortgage term
- 25 yrs
- Net rent / yr
- AED 71,773
- Interest to bank (5y)
- AED 154,082
- Total profit (AED)
- AED 1,003,105
- Annualised total ROI
- 9.66%
Assumptions: 4.1% rate · ready term 25y · 20% down · 5% appreciation/yr · 5-yr hold · 3-yr build · 2% exit fee. Costs included: DLD 4%, agency 2%+VAT (ready), mortgage registration 0.25% + processing + valuation. Indicative — appreciation is an assumption, not a forecast; confirm rates + max term with your bank.