Return on investment
Calculator
The real return on a Dubai property: after purchase costs, vacancy and Polish tax.
Preset: 6.2% gross · service charge 18 AED/sqft
≈ USD 408,441 · 1 USD = 3.6725 AED (currency peg)
Price range: AED 100k to 50M. The result uses the nearest value in range.
Advanced assumptions
what does this mean?
Annual building maintenance fee, paid by the owner whether the unit is rented or not. Per the RERA index: Marina ~18, JVC ~15, Downtown ~30 AED/sqft per year.
what does this mean?
Time without a tenant between contracts. Realistically 0.5 to 1 month a year; the Dubai rental market is seasonal (peaks: January-March and August-October).
what does this mean?
Value growth from purchase to handover. Brochures assume 20%+; a cautious model is 0 to 10%. You are buying after a 6-year rally, stagnation or a correction is possible.
Net after Polish tax
3.5%
6.2% gross what the brochure shows
per year · long-term rental · Dubai Marina
Where the number comes from
Purchase costs · one-off (6.4% of price)
ROI on paid-in capital
5.4%
over 36 months · 10% appreciation
ROI on full price
3.2%
over 36 months · 10% appreciation
Where the number comes from
Where the advertised "30% ROI" comes from
Brochures calculate profit against the down payment only, assume 20%+ appreciation and skip purchase and selling costs. Above, the same numbers are calculated on the full price, after costs.
Golden Visa: from AED 2,000,000. At this price you are AED 500,000 short of the threshold.
I will calculate your real return
Indicative figures, at 1 AED ≈ 1 PLN (2026). The 8.5% / 12.5% lump-sum tax on revenue is a simplification for a Polish tax resident letting privately, confirm your case with a tax advisor. This is not an offer nor investment advice. Sources: DLD, Property Monitor, Knight Frank.
Market data: Dubai Land Department, dane otwarte (transakcje 2026) oraz Property Monitor (yieldy) · updated 11.07.2026
Full assumptions and methodology
- Annual rent = district gross yield times the purchase price. District yields: Property Monitor (2026). Median prices and transaction volumes: Dubai Land Department open data, 2026 transactions (January to July).
- Purchase costs for a ready unit: 4% DLD, agent commission 2% + 5% VAT, trustee and admin fees (AED 4,580), roughly 6.4% of the price in total. Off-plan: 4% DLD + admin fees, no commission.
- Deducted from rent: service charge at the district rate (AED/sqft/yr, RERA index), property management (default 6%), insurance and reserve (default 5%) and vacancy (default 1 month a year). The sliders change these assumptions.
- Polish tax: lump sum on rental revenue, 8.5% up to PLN 100,000 a year and 12.5% above (Polish tax resident, private letting, no cost deduction).
- Off-plan: value at handover = price times (1 + appreciation, default 10%), selling costs default 2.5% of the exit value. ROI is shown both on paid-in capital and on the full price.
- Exchange rates: 1 USD = 3.6725 AED (hard peg), 1 AED ≈ 1 PLN, 1 EUR ≈ 4.25 AED (as of 07.2026).
- The model omits: mortgage financing, depreciation, individual tax reliefs and fit-out costs. Formulas: our own work based on DLD/RERA fee schedules and market practice.
Market data: Dubai Land Department, dane otwarte (transakcje 2026) oraz Property Monitor (yieldy) · updated 11.07.2026
These calculations are indicative. Historical data and estimates do not guarantee future returns. Actual profitability depends on the market, costs, vacancy and the AED/PLN exchange rate.
Market data
Districts in numbers
+62% since 2018
The 2026 point is the median of DLD transactions (January to July). Years 2018 to 2025 are approximated from city-wide dynamics, not district medians.
Gross yield · top 5 districts
Gross yield, before costs and tax. For comparing direction, not for forecasting.
Compare districts
| Metric | Downtown | Dubai Marina | JVC |
|---|---|---|---|
| Median price per sqft (AED) | 2,941 | 1,913 | 1,487 |
| Gross yield | 5.7% | 6.2% | 7.4% |
| Net yield after Polish tax | 3.0% | 3.5% | 4.3% |
| Service charge (AED/sqft/yr) | 30 | 18 | 15 |
| Transactions, 2026 YTD | 1,184 | 1,100 | 5,552 |
Net yield calculated with the calculator engine for an 800 sqft unit at the district median price: after service charge, 6% management, 5% insurance & reserve, 1 month of vacancy and the Polish 8.5% / 12.5% lump-sum tax.
Market data: Dubai Land Department, dane otwarte (transakcje 2026) oraz Property Monitor (yieldy) · updated 11.07.2026
Historical data does not guarantee future returns.
