Return on investment
Calculator
The real return on an off-plan property in Dubai: after purchase and selling costs, calculated on the full price.
≈ 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?
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.
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). This is not an offer nor investment advice. Sources: DLD, Property Monitor, Knight Frank.
Market data: Dubai Land Department open data (2026 transactions) and Property Monitor (yields) · updated 11 Jul 2026
Full assumptions and methodology
- Prices and transaction volumes: Dubai Land Department open data, 2026 transactions (January to July). District yields in the “Districts in numbers” section: Property Monitor (2026).
- Off-plan purchase costs: 4% DLD and admin fees (AED 580). The buyer pays no agency commission, the developer covers it.
- Value at handover = price times (1 + appreciation, default 10%). Selling costs default to 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, taxes in the investor’s country of residence, individual tax reliefs and fit-out costs. Formulas: our own work based on DLD fee schedules and market practice.
Market data: Dubai Land Department open data (2026 transactions) and Property Monitor (yields) · updated 11 Jul 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 open data (2026 transactions) and Property Monitor (yields) · updated 11 Jul 2026
Historical data does not guarantee future returns.